Bill of Sale for a Mobile Home: Complete Guide + Free Template (2025)
Selling your mobile home? A properly executed bill of sale is your most important document. This comprehensive guide walks you through creating a legally binding bill of sale for your mobile home, with state-specific requirements, a free template, and expert tips to avoid costly mistakes.
Quick Facts About Mobile Home Bills of Sale:
- Required in all 50 states for legal ownership transfer
- Must include VIN, serial number, and specific mobile home details
- Some states require notarization (we'll show you which ones)
- Missing information can delay or void your sale
- Average mobile home sale takes 30-60 days with proper documentation
What You'll Learn:
- What Is a Mobile Home Bill of Sale?
- Essential Information to Include
- Step-by-Step Guide to Creating Your Bill of Sale
- State-Specific Requirements (All 50 States)
- Free Mobile Home Bill of Sale Template
- Common Mistakes That Can Void Your Sale
- Title Transfer Process After the Sale
- The Easier Alternative: Sell for Cash
What Is a Mobile Home Bill of Sale?
A mobile home bill of sale is a legal document that proves the transfer of ownership from seller to buyer. Think of it as your receipt for one of life's biggest transactions – but with serious legal implications if done incorrectly.
Unlike selling a traditional home, mobile homes are often classified as personal property (like vehicles) rather than real estate. This means you'll typically work with your state's DMV or motor vehicle department rather than a real estate attorney.
Why You Absolutely Need a Bill of Sale
- Legal Protection: Protects both buyer and seller from future disputes
- Ownership Proof: Required for the buyer to register the home in their name
- Tax Purposes: Needed for both parties' tax records
- Insurance: Buyers need it to obtain insurance coverage
- Park Requirements: Mobile home parks often require it for residency approval
Skip the Paperwork Hassles
We buy mobile homes for cash and handle ALL the documentation for you!
GET YOUR CASH OFFEREssential Information to Include in Your Bill of Sale
Missing even one critical piece of information can delay your sale or create legal problems down the road. Here's exactly what your mobile home bill of sale must include:
✓ Mobile Home Bill of Sale Checklist
- Year, Make, and Model
- VIN (Vehicle Identification Number)
- Serial Number
- HUD Label Number (if applicable)
- Size (length × width)
- Single-wide, double-wide, or triple-wide
Additional Items Often Included:
- Appliances and fixtures included in the sale
- Any personal property (sheds, decks, etc.)
- Outstanding liens or encumbrances
- Park lease transfer information (if applicable)
- Moving arrangements and responsibilities
Step-by-Step Guide to Creating Your Bill of Sale
Gather All Required Documents
Before meeting with the buyer, collect:
- Current title or ownership documents
- Previous bill of sale (if you have one)
- Registration documents
- Photo ID for both parties
- Proof of lien release (if applicable)
Verify the VIN and Serial Numbers
Double-check these numbers against your title. They're usually found on a metal plate on the exterior of the home or inside a kitchen cabinet or bedroom closet.
Determine Your State's Requirements
Check if your state requires notarization, witnesses, or specific forms. See our state-by-state guide below for details.
Complete the Bill of Sale
Fill out all sections completely. Never leave blanks – write "N/A" if something doesn't apply. Use blue or black ink only.
Review with the Buyer
Go through every line together. Make sure both parties understand and agree to all terms before signing.
Sign and Notarize (If Required)
Both parties sign in the presence of a notary if required by your state. Each party should receive an original signed copy.
Transfer the Title
Sign over the title to the buyer. This is typically done on the back of the title document itself.
Keep Your Records
Maintain copies of all documents for at least 7 years for tax purposes.
State-Specific Requirements for Mobile Home Bills of Sale
Each state has different requirements for mobile home bills of sale. Here's a comprehensive guide to help you comply with your state's laws:
| State | Notarization Required? | Special Requirements |
|---|---|---|
| Alabama | Yes | Must use MVT 5-6 form |
| Alaska | No | DMV form required |
| Arizona | Yes | Affidavit of Affixture if on land |
| California | No | HCD handles titles, not DMV |
| Florida | No | Form HSMV 82040 required |
| Michigan | No | Secretary of State form required |
| Ohio | Yes | BMV handles all transfers |
| Texas | No* | *Varies by home type |
Note: This table shows selected states. Always verify current requirements with your local DMV or housing department as laws change frequently.
Pro Tip: Double-Check Your State's Current Requirements
Mobile home laws change frequently. Before finalizing your sale, contact your state's DMV or visit their website to confirm current requirements. Using outdated information could void your sale or create legal complications.
Free Mobile Home Bill of Sale Template
Use this template as a starting point for your mobile home bill of sale. Remember to customize it based on your state's specific requirements:
Date of Sale: _______________, 20___
SELLER INFORMATION:
Name: _________________________________
Address: _________________________________
City, State, ZIP: _________________________________
Phone: _________________________________
BUYER INFORMATION:
Name: _________________________________
Address: _________________________________
City, State, ZIP: _________________________________
Phone: _________________________________
MOBILE HOME INFORMATION:
Year: _______ Make: _________________ Model: _________________
VIN: _________________________________
Serial Number: _________________________________
HUD Label #: _________________________________
Size: _______ ft × _______ ft
Type: [ ] Single-wide [ ] Double-wide [ ] Triple-wide
SALE TERMS:
Purchase Price: $__________ (________________________________ dollars)
Payment Method: [ ] Cash [ ] Check [ ] Money Order [ ] Other: _________
CONDITION OF SALE:
The mobile home is sold "AS IS" with no warranties expressed or implied.
SELLER'S CERTIFICATION:
I certify that I am the legal owner of this mobile home, that it is free
and clear of all liens and encumbrances (except as noted: _____________),
and that I have the full right and authority to sell said mobile home.
SIGNATURES:
Seller: _________________________________ Date: _________
Buyer: _________________________________ Date: _________
Notary Public: __________________________ Date: _________
My Commission Expires: _________
Download This Template
Get a professionally formatted version of this template:
📄 Download PDF TemplateAvoid the Paperwork Nightmare
We handle all documentation, title transfers, and legal requirements when you sell your mobile home to us. Get a cash offer in 24 hours!
GET CASH OFFER NOWCommon Mistakes That Can Void Your Sale
After helping thousands of mobile home sellers, we've seen these costly mistakes repeatedly. Avoid them to ensure a smooth, legal sale:
1. Using the Wrong VIN or Serial Number
Mobile homes often have multiple identification numbers. Using the wrong one can make the bill of sale invalid. Always verify numbers against your title document.
2. Forgetting to Include "As-Is" Language
Without proper "as-is" language, buyers might come back claiming you're responsible for repairs. Always include a clear statement about the home's condition.
3. Not Getting Required Notarization
If your state requires notarization and you skip it, the sale is void. Period. Don't try to save time or money by skipping this crucial step.
4. Leaving Blank Spaces
Never leave any field blank. If something doesn't apply, write "N/A" or "None." Blank spaces can be filled in later by unscrupulous parties.
5. Not Addressing Liens Properly
If there's a lien on your mobile home, it must be addressed before or during the sale. Failing to disclose liens is fraud and can result in serious legal consequences.
6. Using Generic Forms
Many states require specific forms for mobile home sales. Using a generic bill of sale from the internet might not meet your state's legal requirements.
Title Transfer Process After the Sale
The bill of sale is just the first step. Here's what happens next:
- Sign Over the Title: Transfer ownership on the title certificate
- Remove License Plates: If your state uses them for mobile homes
- Cancel Insurance: Notify your insurance company of the sale
- Buyer Registers the Home: They have 10-30 days depending on state
- Update Park Management: If in a mobile home park
- File Tax Documents: Report the sale on your tax return
Critical Timeline Alert!
Most states give buyers 10-30 days to register the mobile home after purchase. As the seller, make sure to keep proof of the sale date in case the buyer delays registration and you receive tickets or tax bills.
The Easier Alternative: Sell Your Mobile Home for Cash
Creating a proper bill of sale is just one of many complex steps in selling a mobile home. Between title issues, state requirements, buyer financing falling through, and park approvals, the traditional selling process can take months.
Why Sellers Choose Our Cash Buying Service:
We Handle ALL Paperwork
Our team prepares every document, ensuring complete legal compliance. You'll never worry about voiding a sale due to paperwork errors.
Close in 7 Days
Skip the 30-60 day traditional selling process. We can close in as little as 7 days with cash payment.
No Title Problems
Lost title? Liens? Estate issues? We specialize in solving title problems that stop traditional sales.
Free Moving Services
If your home needs to be moved, we handle it free – saving you $5,000-$15,000.
Compare Your Options:
| Traditional Sale | Sell to Cash Buyers (Us) |
|---|---|
| Create bill of sale yourself | ✓ We handle all paperwork |
| Find and screen buyers | ✓ Direct sale to us |
| Wait for buyer financing | ✓ Cash payment in 7 days |
| Handle title problems | ✓ We solve title issues |
| Pay for moving ($5K-$15K) | ✓ Free moving included |
| Risk of sale falling through | ✓ Guaranteed closing |
Get Your No-Obligation Cash Offer Today
Skip the paperwork hassles and sell your mobile home the easy way. We buy mobile homes in any condition throughout Michigan, Ohio, Indiana, and beyond!
GET YOUR CASH OFFEROr Call/Text: (989) 233-2568 • Available 7 Days
Frequently Asked Questions
Do I need a lawyer to create a bill of sale for my mobile home?
In most states, you don't need a lawyer for a simple mobile home sale. However, if there are complications like liens, estate issues, or disputes, legal counsel is recommended. Our cash buying service handles all legal documentation for you.
What if I lost my mobile home title?
You'll need to apply for a duplicate title through your state's DMV before completing a traditional sale. This can take 2-6 weeks. We specialize in buying homes with title issues and can often purchase without a clear title.
Can I sell a mobile home that's not paid off?
Yes, but the lien must be satisfied at closing. In a traditional sale, this gets complicated. We work directly with lienholders to pay off loans and clear titles.
How much does it cost to transfer a mobile home title?
Title transfer fees vary by state, typically ranging from $15 to $100. Some states also charge sales tax on mobile home purchases. When you sell to us, we cover all transfer fees and closing costs.
Final Thoughts
Creating a proper bill of sale for your mobile home is crucial for a legal, binding transaction. While this guide provides everything you need for a traditional sale, remember that selling your mobile home doesn't have to be complicated.
If dealing with paperwork, state requirements, and potential buyer issues sounds overwhelming, consider our hassle-free cash buying option. We've purchased over 1,000 mobile homes and handle every detail for you.
Helpful Resources
Download our free guides and checklists: