Selling a Mobile or Manufactured Home in the Antelope Valley

Selling a mobile or manufactured home is different from selling a house on a regular lot. Here is what to know before you decide. This is general information, not legal advice.

First question: where does the home sit?

There are two main setups.

• **On land you own.** The home may be treated as part of the real property, like a regular house, when it is permanently attached and the paperwork reflects that. In Lancaster or Rosamond this often means a more normal property sale.
• **In a mobile home park.** You may own the home but rent the space. You then sell the home, and the park’s rules and lease come into play.

If you are not sure which you have, check your title and your park agreement, or ask us.

The title and paperwork

Manufactured homes can have titles or registrations handled by the state, and some are converted to real property. The type of title affects how the sale closes. Confirm your records with a title company or attorney, and tell us what you have. Missing or old paperwork is common and can usually be sorted out, but it takes time.

Park rules to check

Parks often have rules about the age or condition of homes, who may live there, and whether a new owner must be approved. Rent and fees may change with a new owner. Ask the park for the rules in writing before you plan a sale, and tell us about any approval step.

What affects the value

• The age and condition of the home
• Whether it sits on owned land
• The monthly space rent, if in a park
• Roof, skirting, decks and any additions
• Location, such as Lake Los Angeles or Palmdale

Cash sale or listing

A cash sale skips repairs and showings. A listing may reach more buyers, but park rules and financing for older manufactured homes can slow things. If listing with an agent of your choice would likely net you more, we will say so. If the home sits on rented space, the buyer pool is smaller, so be patient with any plan.

Loans and liens

If you still owe a loan, it is paid from the sale. Some manufactured homes carry a separate personal-property loan, so check what you owe and to whom. Tell us early so the numbers work.

Moving the home

Some owners ask whether the home can be moved to another lot. That can be costly and not every home qualifies. We will talk about whether selling in place is simpler.

Next step

Send the address, tell us if it is in a park, and share any paperwork you have.

If you rent out the home or a room, tell us. A renter in a mobile home or small house can affect timing and the way a buyer looks at the property.