Selling a mobile home inside a park is a different kind of sale. You are not only transferring the home. You are also working around park rules, lot rent, buyer screening, and a timeline that can feel like it is not fully in your control. This guide walks you through the full process in a seller friendly way, with a focus on getting the sale done cleanly and avoiding the stuff that usually blows up at the last minute.
Important: This article is general information, not legal advice. Rules vary by state, and parks can have their own written policies. For official state level starting points, I attached a downloadable spreadsheet you can upload to your WordPress Media Library and link near the top of this post. The spreadsheet includes official state motor vehicle agency links for title transfer, official attorney general links for consumer complaint pathways, and HUD manufactured housing program contacts. (USA.gov, n.d.; U.S. Department of Housing and Urban Development [HUD], n.d.; Paid Cash for Houses, 2026)
Quick navigation
- What you are actually selling in a park
- Why the park has a say in the sale
- Step by step process that works in most situations
- Fees and costs that surprise sellers
- Documents you need, including what to do if the title is missing
- Buyer approval and screening: how to avoid wasted time
- How to price a mobile home in a park without guessing
- Common obstacles and how to solve them
- State resources spreadsheet: what is inside and how to use it
- FAQ
- References
What you are actually selling in a park
Before you list the home or talk to a buyer, you want to get clear on three things. These determine what paperwork you need, how long the sale takes, and whether a buyer can even be approved by the park.
1. Are you selling the home only, or the home and land?
In a mobile home park, you are typically selling the home only. The buyer will rent the lot from the park under a lease or rental agreement. That means your buyer is not just “buying the home.” They are also stepping into a monthly lot rent situation that has rules, fees, and screening requirements set by the park.
2. Is your home titled as personal property or treated like real property?
In many states, a manufactured home in a park is titled as personal property, similar to a vehicle title. Title transfer rules and forms can vary by state, so you should always use your official state motor vehicle or titling agency for instructions and current forms. (USA.gov, n.d.)
3. Is it a HUD Code manufactured home, and does it have HUD labels?
Manufactured homes built to HUD Code standards have a certification label, often called a HUD tag, that is attached to each transportable section of the home. HUD also maintains guidance for HUD labels and what they look like. (HUD, n.d.-b)
For some contexts, HUD references June 15, 1976 as a key date tied to HUD Code manufactured housing. For example, HUD FHA reference materials describe eligibility tied to construction after June 15, 1976 and an affixed certification label. (HUD, n.d.-c)
Why you should care: Year and label status can affect financing options, park acceptance, and buyer confidence. Even if your buyer is paying cash, having your documents and identifiers ready reduces delays.
Why the park has a say in the sale
The park is not just a background detail. In many* parks, the buyer must be approved to rent the lot. If the buyer is not approved, the sale can fall apart even if they love the home and have money ready.
Many* note: “Many” means it is common, but not universal. Some parks are relaxed, some are strict, and some laws add extra rules depending on the state and local area.
Because of that, the park can affect:
- Whether outside buyers can purchase and stay in the community
- Whether the buyer must meet income, credit, or background standards
- Whether the home must meet age or condition requirements to remain in the park
- What fees are required for transfer
- What lot rent the buyer will pay after transfer
The fastest way to reduce stress is to treat the park like a required step, not a later conversation.
Step by step process that works in most situations
This is the cleanest sequence for a park sale. It is built to prevent the two biggest problems: missing paperwork and buyer denial by the park.
Step 1: Collect the “must have” documents
Start a folder and put everything in one place. If you keep documents scattered, you will lose days later.
- Title or ownership document (or proof you can request a replacement)
- Any lienholder or loan payoff information, if applicable
- Serial number and other identifiers tied to your title record
- Park lease or rental agreement and park rules
- Lot rent statement showing current balance and monthly rent amount
- Utility billing setup (what is billed through the park, what is billed direct)
- HUD label numbers and data plate info if available (helps verify the home)
If you do not know where to start with title replacement or transfer forms, use your state motor vehicle services directory link in the spreadsheet. (USA.gov, n.d.; Paid Cash for Houses, 2026)
Step 2: Ask the park for their resale and transfer requirements in writing
Call the park office. Ask if they have a resale packet. If they do, request it by email. If they do not, ask for the requirements in writing anyway. Even a basic email response helps later.
Questions to ask the park:
- Does the buyer have to apply and be approved before the sale is finalized
- What screening is used and what documents are required
- What are the application fees and transfer fees
- What is the current lot rent and what will the buyer pay after transfer
- Are there repair or condition requirements before the home can transfer
- Are there age restrictions for homes staying in the park
- Do you allow the home to be moved out, and what notice is required
Step 3: List every fee that could hit you or the buyer
Fees are where deals die. Sellers underestimate them, buyers feel surprised, and everybody gets irritated. You want to make fees visible early.
Common fee categories:
- Past due lot rent and late charges
- Utility balances, deposits, reconnect fees
- Buyer application and screening fees
- Park transfer, administrative, or community fees
- Title transfer fees and state taxes (state specific)
- Notary fees (state specific)
Step 4: Decide your selling route based on your timeline
There is no perfect route, only the route that matches your situation. If you need speed, certainty matters more than chasing the highest possible number.
Typical routes:
- Private buyer who will live in the home. Often higher price potential, but park approval and timelines can be slower.
- Direct buyer who can coordinate with parks and handle paperwork. Often simpler when condition is rough, paperwork is messy, or deadlines exist.
- Dealer style sale where permitted. Can help with process, but offers often reflect resale margin and constraints.
Need assistance?: If you need a clean, fast sale in a park, you can request a direct offer here: Request an offer.
Step 5: Pre qualify the buyer with the park before you call it a deal
Do not wait until the buyer is “ready to close” to find out they cannot be approved. If your park requires approval, the buyer should apply early. That alone prevents most wasted time.
Step 6: Handle title transfer the right way
Do not rely on random forms online. Go to your state agency. The USA.gov directory is a safe starting point to find the official state motor vehicle agency. (USA.gov, n.d.)
If the title is missing, you will usually need to request a replacement through the same agency, and you may need extra documentation if the owner is deceased or there are multiple owners.
Fees and costs that surprise sellers
Here is the honest list of what catches people off guard. Not every park has every fee, but these are common categories you should plan around.
Lot rent balance and late fees
If you are behind, many* parks require the account to be current before transfer approval. In practice, this means you either pay it off, negotiate a written agreement, or structure the deal so the balance is resolved at closing. Get the park’s policy in writing.
Transfer and administrative fees
Parks may charge fees tied to paperwork, inspections, lease creation, or account setup. Ask early so the buyer is not surprised.
Utility balances and deposits
Some parks bill water, sewer, trash, or even electric through the park. Others require the buyer to open accounts directly with utility providers. Either way, balances and deposits can show up in the final week unless you plan ahead.
Condition requirements
Some parks require basic standards like skirting, steps, handrails, tie downs, or exterior condition. When parks enforce these standards at transfer time, it can become a surprise expense.
Documents you need, including what to do if the title is missing
Title basics
Most park sales require a title transfer or equivalent ownership transfer process. The correct process is state specific, so use the official state motor vehicle agency link. (USA.gov, n.d.)
If the title is lost
A missing title is common. The solution is usually a replacement title application through the same state agency. This can take time, so do not wait until you have a buyer who wants to close tomorrow.
If the owner is deceased or incapacitated, you may need extra documents (estate documents, proof of authority, or similar). That is state specific, and it is one of the reasons the official state agency is the safest starting point.
HUD labels and identification
HUD publishes consumer guidance on manufactured home certification labels, including that the certification label is a metal plate attached to the exterior of the manufactured home and tied to HUD Code compliance. (HUD, n.d.-b)
Even if your state paperwork is the main requirement, having label information available helps when buyers ask questions, lenders require verification, or documentation needs to be rebuilt.
Buyer approval and screening: how to avoid wasted time
If your park screens buyers, treat it like a mandatory checkpoint. The buyer should apply early, not after the home inspection, not after they sell their current place, not after you already turned away other buyers.
Seller friendly way to say it:
“The park requires approval for anyone taking over the lot lease. If you want the home, the first step is getting your application in so we do not waste time.”
Things that can cause buyer denial in some parks include income verification issues, past evictions, background issues, or failure to meet park rules. Since policies vary, your goal is not to debate it. Your goal is to identify it early so you can move on quickly if needed.
How to price a mobile home in a park without guessing
Pricing is where sellers get emotionally stuck. The easiest way to think about it is to separate “home value” from “park reality.” In a park, lot rent and park rules can reduce the buyer pool, which affects what buyers are willing and able to pay.
Pricing factors that matter most
- Lot rent amount and what it includes
- Park approval strictness
- Age and HUD label status
- Roof condition and evidence of leaks
- Floor condition and soft spots
- Plumbing, electrical, HVAC condition
- Cleanliness and odor issues
- Whether appliances stay
- Whether back balances must be paid before transfer
Simple pricing approach that keeps you realistic
- Start with a baseline based on similar park homes in your area
- Subtract known repairs that a typical buyer will demand
- Subtract any balances that must be resolved to transfer
- Adjust based on how hard the park screening is and how high lot rent is
This approach does not require you to be perfect. It just prevents you from pricing in fantasy.
Common obstacles and how to solve them
Obstacle: You find a buyer, then the park denies them
Solution: Make park approval a condition of the deal. Do not treat approval as optional. Pre qualify early.
Obstacle: You owe back lot rent, late fees, or utilities
Solution: Get an exact payoff number in writing. Ask the park what must be paid before they approve transfer. Then decide whether you pay it, negotiate it, or structure the sale around resolving it at closing.
Obstacle: The home needs repairs and you cannot afford them
Solution: Sell as is, but be honest about it. Focus on safety items that prevent viewing or transfer. Do not sink money into upgrades that do not change the buyer’s decision.
Obstacle: Disputes about defects in newer manufactured homes
Solution: If the issue is tied to manufactured home defects and involves the manufacturer, retailer, or installer, HUD has a manufactured home dispute resolution program structure. HUD describes that when there is no state dispute resolution program, homeowners may use HUD’s dispute resolution program for certain disputes about responsibility for correction or repair of defects reported during the one year period starting on the date of installation. (HUD, n.d.-d)
That dispute resolution structure is not the same thing as a park disagreement about lot rent, rules, or screening. It is aimed at manufactured home defect responsibility among the parties involved in the home’s manufacture, retail, and installation. (HUD, n.d.-d)
Obstacle: You are missing a state program contact for manufactured housing oversight
Solution: HUD maintains a list of state administrative agencies and contacts tied to the federal manufactured housing program. This is useful when you are trying to identify the correct state level office for manufactured housing program questions. (HUD, n.d.-e)
State resources spreadsheet: what is inside and how to use it
Download link: Download the state resources spreadsheet (XLSX)
The spreadsheet includes, for each state:
- Official state motor vehicle agency directory link to start title transfer or replacement (USA.gov, n.d.; Paid Cash for Houses, 2026)
- Official attorney general directory link for consumer complaint starting points (USA.gov, n.d.; Paid Cash for Houses, 2026)
- HUD manufactured home dispute resolution state contact list (HUD, n.d.-a; Paid Cash for Houses, 2026)
- HUD state administrative agencies contact list (HUD, n.d.-e; Paid Cash for Houses, 2026)
Why this matters: When you are stressed, you do not want to hunt for official sites and guess which one is real. The spreadsheet is meant to cut down that confusion and reduce wasted time.
Need help? If you want to see what a clean sale could look like for your specific park situation, start here: Request an offer.
FAQ
Do I need the park’s permission to sell?
You can usually sell the home, but the buyer may need the park’s approval to rent the lot and stay in the community. Ask the park for their resale and transfer policy in writing.
What if I sell it but the buyer cannot get approved?
Do not wait until the end. If the park requires screening, the buyer should apply early. Make approval a condition of the deal.
Can I sell a mobile home in a park if it needs repairs?
Yes, in many situations, but price and buyer pool will be affected. Focus on safety issues and anything the park requires for transfer. Then decide if you are selling as is or doing limited fixes.
What if I lost the title?
This is solvable in many cases, but it adds time. Start with your official state motor vehicle agency to learn replacement title steps. The attached spreadsheet includes an official directory link for each state. (USA.gov, n.d.; Paid Cash for Houses, 2026)
Is HUD dispute resolution for park problems?
HUD’s manufactured home dispute resolution program is aimed at disputes involving manufactured home defects and responsibility among the manufacturer, retailer, and installer, including in cases where a state does not run its own program. It is not the same thing as a park policy dispute about lot rent, screening, or community rules. (HUD, n.d.-d)
References
- Paid Cash for Houses. (2026). Mobile home park state resources [Data set]. (XLSX attachment to this post).
- USA.gov. (n.d.). State motor vehicle services. https://www.usa.gov/state-motor-vehicle-services
- USA.gov. (n.d.). State attorneys general. https://www.usa.gov/state-attorney-general
- U.S. Department of Housing and Urban Development. (n.d.-a). How and where to file a manufactured home dispute resolution complaint. https://www.hud.gov/hud-partners/manufactured-home-complaint
- U.S. Department of Housing and Urban Development. (n.d.-b). Manufactured housing HUD labels (tags). https://www.hud.gov/hud-partners/manufactured-home-labels
- U.S. Department of Housing and Urban Development. (n.d.-c). Eligibility and general requirements: Title II (manufactured home reference). https://archives.hud.gov/offices/hsg/sfh/ref/sfhp1-9a.cfm
- U.S. Department of Housing and Urban Development. (n.d.-d). Manufactured home dispute resolution program. https://www.hud.gov/hud-partners/manufactured-home-dispute-resolution
- U.S. Department of Housing and Urban Development. (n.d.-e). State administrative agencies. https://www.hud.gov/hud-partners/state-administrative-agencies
Publisher note: If you want to cite the spreadsheet inside other pages on your site, keep the file name stable and do not overwrite it. Upload a new version as a new file when you update it, and update the citation year as needed.