Virginia mobile home questions, answered

Titles and ownership in Virginia

Does a mobile home in Virginia have a title or a deed?

It depends on whether the home has been converted to real property. A manufactured home that has not been converted is titled through the Virginia Department of Motor Vehicles, much like a vehicle, and transfers by assigning that title. A home that has been converted under Virginia Code § 46.2-653.1 is treated as real estate and transfers by deed recorded with the circuit court clerk in the locality where the home sits.

What if I cannot find the title?

A missing title is common and usually solvable. Virginia DMV has a replacement title process for the recorded owner, and estates often need to establish authority first. The order matters: confirm who the recorded owner is, then confirm who has legal authority to sign, then request the replacement.

The owner on the title died. Can I still sell the home?

Not until someone has legal authority to sign for the estate. Depending on the size and structure of the estate, that may mean qualifying as administrator or executor through the circuit court clerk, or using a small-estate process. An attorney or the clerk's office can tell you which path applies to your situation.

Can I sell if there is still a lien on the home?

Usually yes. A lien is a payoff item, not automatically a dealbreaker. The lender's payoff amount is settled at closing out of the sale proceeds. Problems arise when the payoff exceeds what the home is worth, which is why we ask about the balance early.

Homes in parks and communities

Can I sell a mobile home that sits in a park?

Yes. You own the home; the community owns the land underneath it. Most Virginia communities require the buyer to apply and be approved for tenancy, and most require lot rent to be current before a transfer. Reading your lot lease before you list or sell saves a lot of time.

What is the Virginia Manufactured Home Lot Rental Act?

It is the part of Virginia law covering the relationship between manufactured home park owners and the residents who rent lots, including notice requirements and rules about lot rental agreements. Our guide on it walks through the parts that affect a sale.

Do I have to bring lot rent current before selling?

In most communities, yes, and the balance is typically handled at closing. Tell us the arrears amount up front so it is priced in rather than discovered late.

Value, taxes and moving

How is a Virginia mobile home valued?

Four things carry most of the weight: whether the home sits on land you own, whether it has been converted to real property, its age and build (pre-1976 mobile homes are treated very differently from newer HUD-code manufactured homes), and its condition, especially the roof, floors and any water damage.

Are Virginia mobile homes taxed as personal property or real estate?

Both happen. A titled home is generally assessed as personal property by the locality, while a home converted to real property is assessed as real estate. Which one applies changes your annual bill and what gets prorated at closing. Your local commissioner of the revenue or assessor's office can confirm how your home is currently classified.

What does it cost to move a mobile home in Virginia?

Moving is often the most underestimated cost in a mobile home sale. Transport permits, a licensed hauler, disconnect and reset, new piers or tie-downs, and utility hookups add up quickly, and older homes do not always survive the trip. Our moving guide covers the ranges and the questions to ask a hauler.

Working with us

Who is behind this website?

VirginiaMobileHomeBuyer.com is a website created and operated by Titan Property Investors. Titan Property Investors buys manufactured and mobile homes directly from owners. When you submit the form on this site, you are contacting Titan Property Investors, not a lead broker.

Are you real estate agents?

No. We are not a licensed brokerage and we are not offering to list your home. We are a direct buyer, which means we are one option among several, and we say plainly when listing with a local agent would likely net you more.

Is there any cost or obligation to submit the form?

No. Submitting your home details costs nothing and commits you to nothing. If the numbers do not work, we tell you that instead of leaving you waiting.

What happens after I submit my information?

We review the details, look up how your home is currently titled and taxed where we can, and get back to you with either a number and the reasoning behind it or a straight answer about why we are not the right buyer.

Tell us about your mobile home

Share the details and we will tell you where you stand, including when selling to us is not your best move.