Practical examples of bill of sale examples for mobile homes

Real-world examples of bill of sale examples for mobile homes

Before getting into theory, it helps to see how people actually structure these documents. The best examples of bill of sale for mobile homes share a few traits: they clearly identify the home, spell out the price and payment terms, and address title, liens, and where the home is located.

Below are several realistic examples of bill of sale examples for mobile homes in different scenarios. These are illustrative only, not legal advice, but they give you a solid starting point for talking with a lawyer or drafting your own document.

Example 1: Simple cash sale of an older mobile home

Picture a 1999 single-wide mobile home being sold for cash, with no land included, in a mobile home park. The seller owns the home free and clear and just wants a clean, one-page document.

A simple example of a bill of sale for this deal might include:

• Parties: Full legal names, addresses, and contact information for buyer and seller.
• Description of the home: Year, manufacturer, model, size (e.g., 14x70), VIN/serial number, HUD label number if available.
• Location: Park name, lot number, city, and state.
• Purchase price: Total in numbers and words, clearly stating it is paid in full in cash.
• No liens statement: Seller warrants they are the legal owner and the home is free of liens.
• “As-is” clause: Buyer accepts the home in its current condition with no warranties beyond what is written.
• Signatures and date: Both parties sign; sometimes a witness or notary is added depending on state practice.

A short paragraph from this kind of example of bill of sale might read:

“Seller hereby sells and transfers to Buyer all rights, title, and interest in the following manufactured home: 1999 Fleetwood, 14x70, VIN ABC123456, currently located at Lot 27, Sunny Acres Mobile Home Park, Springfield, Ohio, for the total purchase price of Ten Thousand Dollars ($10,000.00), paid in full on the date of this Bill of Sale. Seller warrants that Seller is the lawful owner of the Home and that it is free from all liens and encumbrances.”

This is one of the best examples for a straightforward, low-risk transaction where both sides are paying and closing on the same day.

Example 2: Mobile home in a park with approval required

Many parks or manufactured home communities require park management approval before a buyer can move in. In 2024, more large corporate park owners have tightened screening rules, so your bill of sale should reflect that.

Here, examples of bill of sale examples for mobile homes often include a contingency clause. For instance:

“This sale is contingent upon Buyer being approved for residency by [Park Name] within 15 days of the date of this Bill of Sale. If Buyer is not approved, this Bill of Sale shall be void and the purchase price shall be refunded to Buyer in full within 5 business days.”

Other details that commonly appear in these examples include:

• A statement that lot rent, utilities, and park rules are the buyer’s responsibility after a specific date.
• Confirmation that the seller will pay any past-due lot rent or fees as of the closing date.
• A clause requiring the buyer to sign the park’s separate lease agreement.

This type of example of bill of sale balances the buyer’s risk (what if the park says no?) and the seller’s interest in closing quickly.

Example 3: Sale of mobile home and land together

Sometimes the mobile home is permanently affixed to land and transferred along with the real estate. In many states, once a manufactured home is converted to real property, the transfer is handled with a deed instead of a traditional mobile home bill of sale.

Still, you often see a bill of sale used to describe the home itself, especially in states that treat the home as personal property until a formal conversion. In these examples of bill of sale examples for mobile homes, language might look like this:

“The manufactured home described herein is located on and will be conveyed together with the real property commonly known as 123 Greenfield Road, Anytown, Texas 75000. The parties acknowledge that transfer of ownership of the land will be completed by General Warranty Deed recorded with the County Clerk, and that this Bill of Sale pertains to the manufactured home only.”

Key elements in this scenario:

• Clear cross-reference to the deed and legal description of the land.
• A statement about whether the home has been retired to real property under state law.
• A note about which party is responsible for updating the title or property records.

For guidance on how states treat manufactured homes as real property versus personal property, the U.S. Department of Housing and Urban Development (HUD) provides background on manufactured housing standards and regulation: https://www.hud.gov/program_offices/housing/rmra/mhs

Example 4: Mobile home with an existing lien or loan

In 2024–2025, a growing share of manufactured home buyers finance through chattel loans or personal loans. That means a lot of real examples of bill of sale for mobile homes must deal with existing liens.

A realistic clause in this situation might say:

“Buyer acknowledges that the Home is subject to a lien held by ABC Bank, Loan No. 987654. Seller agrees to use the sale proceeds to pay off said loan in full within 3 business days of receiving funds and to obtain and deliver to Buyer written confirmation of lien release. Title shall be transferred to Buyer free and clear of all liens within 20 days of the date of this Bill of Sale.”

Additional terms that frequently appear in these examples include:

• Escrow instructions if a title company or attorney is handling payoff.
• A timeline for providing the lien release or updated title.
• A holdback clause where some of the purchase price is retained until proof of payoff is delivered.

The Consumer Financial Protection Bureau (CFPB) offers general information on manufactured housing finance and consumer protections: https://www.consumerfinance.gov/consumer-tools/manufactured-housing/

Example 5: “As-is” sale with known defects

Not every mobile home is in move-in condition. Many real examples of bill of sale examples for mobile homes involve older units with roof leaks, soft spots in the floor, or outdated electrical systems. Sellers often insist on a strong “as-is” clause.

A realistic paragraph might read:

“Buyer acknowledges that Buyer has inspected the Home and is satisfied with its condition. Buyer accepts the Home in ‘AS-IS’ and ‘WHERE-IS’ condition, with all faults, including but not limited to known issues with the roof and plumbing. Seller makes no warranties, express or implied, including any warranty of habitability or fitness for a particular purpose, except as expressly stated in this Bill of Sale.”

Better examples of bill of sale for this situation will also:

• List known defects in plain language.
• Clarify that the buyer is responsible for all repairs after closing.
• State that the buyer had the opportunity to obtain inspections and is not relying on verbal promises.

If you want to align your language with broader consumer law concepts, the Federal Trade Commission (FTC) provides general guidance on “as-is” sales and consumer rights: https://www.ftc.gov/business-guidance/resources/ftcs-used-car-rule

Example 6: Family transfer or low-price sale

Sometimes a mobile home is transferred within a family for a very low price or even as a gift. These transactions still benefit from clear paperwork, especially if the state requires a bill of sale for title transfer.

In these examples of bill of sale examples for mobile homes, you might see language like:

“For the sum of One Dollar ($1.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller hereby gives, grants, and conveys to Buyer the manufactured home described below.”

Or, in a pure gift situation:

“Seller hereby transfers and conveys the manufactured home described below to Buyer as a gift, with no expectation of payment.”

These examples often include:

• A clear statement that the transfer is intra-family (e.g., parent to child).
• Any tax-related acknowledgments required by state law.
• A note that the transfer is not part of a commercial sale.

Even in family deals, it’s smart to keep the structure similar to other best examples of bill of sale so that the DMV or title agency has no doubt about the transfer.

Example 7: Rent-to-own or installment sale of a mobile home

With rising housing costs, more buyers enter installment agreements or rent-to-own deals for manufactured homes. A standard bill of sale is often combined with a separate installment contract, but you still see hybrid examples of bill of sale examples for mobile homes where payment terms are spelled out.

Typical language might include:

“The total purchase price for the Home is Forty Thousand Dollars (\(40,000.00), to be paid as follows: a down payment of Five Thousand Dollars (\)5,000.00) due upon execution of this Bill of Sale, and the remaining Thirty-Five Thousand Dollars (\(35,000.00) to be paid in 60 equal monthly installments of \)583.33 each, beginning on July 1, 2025. Title shall remain in Seller’s name until Buyer has paid the purchase price in full.”

Common elements:

• A schedule of payments, due dates, and late fees.
• Clear statement of when title transfers (at the end or progressively).
• Default and repossession terms if the buyer misses payments.

Because this can raise consumer finance and landlord-tenant issues, checking state-specific resources or consulting an attorney is wise. Many state attorney general websites have guidance on installment sales and mobile home park rules; for example, you can often find resources through your state’s .gov portal.

Example 8: Cross-state sale and transport of a mobile home

Another common 2024–2025 scenario: a buyer purchases a mobile home in one state and moves it to another. These examples of bill of sale for mobile homes must be very clear about location, transport, and risk.

You might see clauses like:

“Buyer is responsible for arranging and paying for transport of the Home from its current location in Oklahoma to Buyer’s chosen location in Kansas. Risk of loss or damage to the Home during transport shall pass to Buyer when the Home is loaded onto the transport vehicle.”

Other parts of the document often include:

• A statement that the buyer will obtain any required moving permits and comply with state transportation rules.
• Confirmation that the seller has no responsibility for damage after pickup.
• A note that the buyer is responsible for retitling the home in the new state.

Because transport rules vary, buyers and sellers can check their state Department of Transportation or DMV sites (usually .gov domains) for width restrictions, escort requirements, and permit fees.

Key elements to copy from the best examples of bill of sale for mobile homes

Looking across all these real examples of bill of sale examples for mobile homes, certain sections show up again and again because they make deals smoother and reduce disputes.

Those repeat elements typically include:

• Party details: Full names, addresses, and sometimes ID numbers.
• Detailed home description: Year, make, model, size, serial/VIN, HUD tag.
• Location: Where the home sits on the date of sale (park name, lot, or land address).
• Purchase price and terms: Cash, financed, installment, or gift.
• Title and liens: Who holds title now, whether there are liens, and how they will be cleared.
• Condition and disclosures: “As-is” language plus any known issues or promised repairs.
• Contingencies: Park approval, inspection periods, financing approval, or sale of buyer’s existing home.
• Signatures and notarization: Signatures of both parties, and notarization if required by your state or lender.

If your draft bill of sale doesn’t look much like these best examples, that’s a red flag to slow down and get professional input.

2024–2025 trends affecting mobile home bills of sale

A few current trends are shaping how people write these documents:

• Higher interest rates: More buyers are negotiating seller financing, so installment clauses appear more often.
• Corporate park ownership: Stricter park approval rules mean more contingency language tied to park screening.
• Remote transactions: Buyers sometimes sign documents electronically or before seeing the home in person, which increases the need for clear condition and inspection clauses.
• Regulatory attention: Agencies continue to monitor manufactured housing finance and consumer protections, so it’s wise to keep your documents clear, accurate, and consistent with state law.

For a broader policy and research backdrop, the Joint Center for Housing Studies at Harvard University regularly publishes data and reports on housing affordability, including manufactured housing: https://www.jchs.harvard.edu

FAQ: examples of bill of sale examples for mobile homes

Q1: Can I use an online template as an example of a bill of sale for my mobile home?
You can absolutely start from a reputable online template as a reference. The smart move is to compare that template with several real examples of bill of sale examples for mobile homes like the ones above, then adjust for your state’s requirements, whether the home is in a park or on land, and whether there’s a lien. When in doubt, have a local attorney review your final draft.

Q2: What are the most important sections to copy from the best examples of bill of sale for mobile homes?
The strongest examples include: a precise description of the home (year, make, model, VIN), the exact purchase price and payment terms, clear statements about liens and title, condition and “as-is” language, any contingencies (like park approval), and signatures with dates. Those sections show up in nearly all real examples because they directly affect ownership and risk.

Q3: Do I need notarization for a mobile home bill of sale?
Many states either require or strongly prefer notarized signatures for transferring title to a manufactured home, especially when the home is titled like a vehicle. Even if your state doesn’t strictly require it, following what you see in conservative, best examples of bill of sale for mobile homes—signed and notarized—can make DMV or title office processing much smoother.

Q4: Are there examples of bill of sale forms provided by state agencies?
Yes. Some states publish their own bill of sale or title transfer forms for manufactured homes through the DMV or housing agency. These aren’t always labeled as “mobile home” forms, but they often work for titled manufactured homes. Checking your state’s .gov site (for example, your Department of Motor Vehicles or Department of Housing) is a good way to find official examples.

Q5: What if the mobile home is being sold with land—do I still need a bill of sale?
Often you do. Even when the primary transfer is handled by a deed for the land, many attorneys still prepare a short bill of sale to describe the home itself. That practice matches many of the real examples of bill of sale examples for mobile homes where the home and land are tied together but documented in slightly different ways.

Bottom line: the best examples of bill of sale for mobile homes are specific, honest about condition and liens, and tailored to where the home sits and how it’s being paid for. Use these examples as a benchmark, but always confirm your final document lines up with your state’s law and your lender or park’s requirements.