What Is a Bill of Sale for a Mobile Home?

A bill of sale for a mobile home is a written record of the transfer of ownership from seller to buyer. It shows that the transaction happened, who was involved, what was sold, and for how much. Think of it as the receipt for the sale.

Unlike a traditional stick-built house, a mobile home that sits on rented land or hasn’t been converted to real property is usually titled more like a vehicle. In that case the ownership change goes through your state’s titling agency rather than a real estate closing, which is why a bill of sale for a mobile home looks more like a vehicle bill of sale than a real estate contract. Homes that have been converted to real property follow a different process (see converting a mobile home to real property).

Manufactured homes built to the federal HUD Code (24 CFR 3280, in effect since June 15, 1976) carry a data plate and HUD certification labels. The serial number and label numbers from those are what you use on your bill of sale to identify exactly which home is being sold.

Why You Need a Bill of Sale

Requirements differ from state to state, but a written bill of sale is a good idea in any private mobile home sale. Here’s what it helps with:

• Protection for both sides — a clear record of what was sold, for how much, and on what terms
• Title transfer — the buyer may be asked for it when titling the home in their name
• Tax records — both parties have a record of the sale price and date
• Insurance and park paperwork — insurers and park managers may ask for proof of purchase
• Lien release proof — together with the lender’s release, it shows any loan was handled at the sale

What to Include in Your Bill of Sale

Missing information can delay the title transfer or cause disagreements later. Here’s a checklist of what a bill of sale for a mobile home should contain:

Information Checklist

• Seller’s full legal name and current address
• Buyer’s full legal name and current address
• Year, make, and model of the mobile home
• VIN / serial number — this is critical. Find yours using our mobile home VIN number guide
• HUD label number(s) from the certification label(s) on the exterior
• Size — length x width. Need help? Learn how to measure a mobile home accurately
• Type — single-wide, double-wide, or triple-wide
• Current location address of the mobile home
• Purchase price — written in both numbers and words
• Payment method — cash, certified check, money order, wire transfer
• Date of sale
• “As-is” condition statement with warranty disclaimers
• Lien disclosure — whether the home is free and clear or has existing liens
• Signatures of both parties (notarized if your state or titling office requires it)

Optional but Useful Items

• List of appliances and fixtures included in the sale
• Other items included (sheds, decks, skirting, A/C units)
• Park lease transfer details (if in a mobile home park)
• Moving arrangements and responsibilities — see how to move a mobile home for free
• Known defects or condition disclosures
• Contingencies or special conditions

How to Write a Bill of Sale for a Mobile Home

Whether you’re using our free template or writing your own, here’s a simple step-by-step process:

Free Printable Bill of Sale Template

Here’s an example of a bill of sale for a mobile home. Use it as a reference when filling out your own, or download the PDF version to print and fill in by hand.

Paperwork You’ll Need to Sell a Mobile Home

The bill of sale is only one piece. Exact requirements vary by state, county and park, but most sellers end up needing some or all of the following:

• The title (or your state’s certificate of ownership) in your name — or a duplicate if the original is lost
• Lien release from any lender who ever had a loan on the home, if the lien still shows on the title
• Photo ID for every person listed as an owner on the title
• The bill of sale signed by both parties
• Proof that property or mobile home taxes are paid — some counties require this before the home can be transferred or moved (see mobile home taxes)
• Park paperwork if the home is in a park — the park usually has its own approval process for a new owner and may need notice before a sale
• Estate or authority papers if you’re selling for someone else (for example, a deceased parent’s home) — your titling office can tell you what it accepts

Not sure whether your home is titled as personal property or tied to the land? Our guide to mobile home deed or title and what a clear title means can help. If you’re selling on your own, see how to sell a mobile home by owner.

State Notes: Michigan, Ohio and Indiana

These are short, general notes — not a complete list of requirements. Fees and forms change, so always confirm with the official agency before you sign.

Other states: rules vary by state — check with your state’s titling agency or your county office. We also have guides for Texas mobile home titles and Florida mobile home title transfers.

Common Bill of Sale Mistakes

These are the paperwork mistakes I see cause the most trouble — and how to avoid them:

1. Wrong VIN or Serial Number

This is the most common error and it can stop a title transfer cold. Mobile homes can have several identification numbers in different places. Always check the number on your bill of sale against the title, not just what you find on the home. Our mobile home VIN number guide explains where to look.

2. Missing “As-Is” Language

Without a clear “as-is” clause, it’s easier for a buyer to come back later over defects or repairs. Include plain language stating the home is sold “as-is, where-is” with no warranties expressed or implied.

3. Skipping a Required Notarization

If your titling office requires a notarized signature and you don’t have one, the paperwork can be rejected and you’ll have to track the other party down to redo it. Confirm before signing day.

4. Leaving Fields Blank

Any field left empty can be filled in after signing. Write “N/A” or “None” for anything that doesn’t apply.

5. Not Disclosing Existing Liens

If there’s a loan or lien on the home, disclose it in the bill of sale and arrange for it to be paid off and released at or before the sale. Hiding a lien can expose you to serious legal claims from the buyer.

6. Relying Only on a Generic Form

Some states require their own forms for the title transfer. A generic bill of sale is a good record of the deal, but it may not replace the state’s paperwork.

What Happens After the Bill of Sale Is Signed

Seller’s Checklist

• Sign over the title the way your state requires
• Cancel or change your insurance as of the sale date
• Notify the park if the home is in a mobile home park
• Remove your belongings — anything not included in the sale
• Keep copies of everything — the bill of sale, title transfer, and lien release
• Ask a tax professional whether the sale needs to be reported on your return

Buyer’s Checklist

• Transfer the title with the state or county office — check the deadline, since late transfers can carry penalties
• Get insurance before moving in
• Set up utilities in your name
• Complete the park’s application if applicable
• Arrange moving if the home is being relocated (and any required moving permits)

Before you set a price, it helps to know what comparable homes are selling for in your area — ask local parks and dealers, and look at recent listings for homes of similar age and size.

Bill of Sale for a Mobile Home: Common Questions

Do I need a lawyer to create a bill of sale for a mobile home?

Many people handle a straightforward private sale without a lawyer, using a template like the one above. If your situation involves liens, an estate, disputes, or title problems, talking to an attorney is a good idea.

Can I write my own bill of sale or do I need an official form?

In many cases you can write your own, as long as it includes both parties’ details, the serial number/VIN, price, date and signatures. Some states require their own forms for the title transfer itself, so check with your state’s titling agency or county office.

What if I lost my mobile home title?

You’ll usually need a duplicate title from your state’s titling agency before a normal sale. Fees and processing times vary by state. In Michigan, there’s also an Affidavit of Missing Mobile Home Title for homes that meet certain conditions (see the Michigan notes). Our guides on a lost mobile home title and obtaining title for an abandoned mobile home go into more detail.

Is a bill of sale for a mobile home the same as a title?

No. A bill of sale documents the transaction — it shows a sale took place. The title (or certificate of ownership) is the document that shows who owns the home. You normally need both, and the bill of sale supports transferring the title into the buyer’s name.

Can I sell a mobile home that still has a loan on it?

Yes, but the loan has to be paid off and the lien released at or before the sale so the buyer can get a clear title. Contact your lender for a payoff amount and ask how they handle the lien release.

How much does it cost to transfer a mobile home title?

It depends on the state. There’s usually a title fee, and some states add a tax or fee on the transfer (for example, Michigan’s use tax and Ohio’s conveyance fee), while Indiana has no sales tax on used mobile homes. Check current fees with your state’s titling agency.

Do I need to report the sale on my taxes?

It depends on your situation, including what you paid, what you sold for, and how you used the home. Ask a tax professional before you file.

What if the buyer backs out after signing the bill of sale?

It depends on what was signed and whether payment changed hands. If you’re in that situation, talk to an attorney about your options. To avoid it, collect payment in full (in a form that can’t bounce) at the same time the bill of sale and title are signed.

Additional Resources

Last reviewed October 2026. This page is general information, not legal or tax advice. Laws, forms and fees change and vary by state and county — check with your state’s titling agency, your county, or an attorney before you sign anything.