If you own a mobile or manufactured home sitting on private land in Texas, you can sell it–but the rules, paperwork, and buyer expectations are very different than selling a home in a park. This guide walks you through exactly how it works, what to watch out for, and how to avoid costly delays.
If you’re dealing with this situation, here are the questions most Texas mobile home owners ask–and we’ll answer all of them below:
- What are my selling options if I don’t want to list it with a Realtor?
- Is my mobile home legally considered real estate or personal property?
- Do I need a title or deed to sell?
- Can I sell the home and land together—or separately?
- What if the home is older, damaged, or not permanently attached?
- How long does the sale take, and what can delay it?
Looking for help in your area?
- Sell a mobile home in Georgetown, TX
- Sell a mobile home in Liberty Hill, TX
- Sell a mobile home in Temple, TX
- Sell a mobile home in Killeen, TX
- Sell a mobile home in Austin, TX
What’s Different About Selling a Mobile Home on Land?
When a mobile home sits on your own land, Texas treats the sale very differently than a home in a park.
The key difference is classification:
- Some mobile homes are treated as real property (like a house)
- Others are still personal property (like a vehicle with land attached)
That classification controls:
- Whether you sell with a deed, a title, or both
- Who can buy it
- How long closing takes
- Whether financing is even possible
This is where most sellers get stuck.
Is a Mobile Home on Land Considered Real Estate in Texas?
Sometimes. Not always.
A mobile or manufactured home in Texas is considered real property only if:
- The home is permanently affixed to the land, and
- The Statement of Ownership and Location (SOL) has been converted to real property
If either of those is missing, the home is still personal property—even if it’s sitting on acreage.
Why this matters
- Real property sales use a deed and typically require lenders, surveys, and longer timelines
- Personal property sales rely on title transfer and can close much faster
Many owners assume their home is “real estate” simply because it’s on land. That assumption can derail a sale later.
What Paperwork Do I Need to Sell a Mobile Home on Land?
This depends on how the home is classified.
If the home is personal property:
- Texas Statement of Ownership and Location (SOL)
- Proper ownership listed
- Any liens released
If the home is real property:
- Deed for the land
- SOL showing the home is attached to the land as real property
- Clear chain of title
Missing or incorrect paperwork is the #1 reason land-based mobile home deals fall apart.
Want a Local Expert to Walk You Through Your Options?
Every mobile home and situation is different. If you want straight answers about your home in the Greater Austin area — no pressure — we can walk you through the best options based on your unique situation, timeline, and home condition.
Can I Sell the Mobile Home and Land Together?
Yes—and most buyers prefer it that way.
Selling them together:
- Expands your buyer pool
- Simplifies negotiations
- Usually results in a cleaner transaction
That said, you can sell them separately, but it adds complexity:
- Separate buyers
- Separate contracts
- Higher chance of delays or cancellations
In distressed or time-sensitive situations, simplicity wins.
What If the Mobile Home Is Older or Needs Repairs?
This is common—and it does not prevent a sale.
Homes from the 1980s–1990s:
- Can still sell
- Often appeal to cash buyers or investors
- May not qualify for traditional financing
Condition affects price, not whether you can sell.
Trying to fix everything before selling often costs more than it returns—especially on rural properties.
How Long Does It Take to Sell a Mobile Home on Land?
Typical timelines in Texas:
- Cash buyer, paperwork ready: 2–4 weeks
- Missing SOL or classification issues: 4–8+ weeks
- Traditional financing: 60–90 days (sometimes longer)
Most delays are paperwork-related, not buyer-related.
Related Article: How to Sell a Mobile Home When Behind on Lot Rent
Do I Need a Realtor to Sell a Mobile Home on Land?
No.
A Realtor can help—but many are unfamiliar with:
- SOL transfers
- Manufactured housing rules
- Land + home hybrid sales
This is why many land-based mobile home listings sit unsold.
Direct buyers who specialize in Texas mobile homes can:
- Handle SOL issues
- Pay cash
- Cover filing and transfer costs
- Close without lender delays
What Are My Selling Options?
You generally have three paths:
1. List it on the open market
- Potentially higher price
- Longer timeline
- More inspections, contingencies, and buyer fallout
2. Sell directly to a cash buyer
- Faster closing
- Fewer requirements
- Lower stress and fewer surprises
3. Seller finance (in some cases)
- Monthly income
- More paperwork and risk
- Requires careful structuring
The right option depends on speed, condition, and your tolerance for complexity.
Common Mistakes Texas Sellers Make
- Assuming the home is real property without checking
- Discovering SOL issues after accepting an offer
- Over-improving before selling
- Using a Realtor unfamiliar with manufactured housing
- Waiting until taxes, insurance, or maintenance become urgent
Most of these are avoidable with the right guidance early.
Frequently Asked Questions
Can I sell a mobile home on land without a title?
Sometimes—but only if it’s properly classified as real property. Otherwise, the SOL must be corrected first.
Does land ownership automatically make it real estate?
No. The SOL must reflect real property status.
Can I sell if I inherited the property?
Yes, but probate or heir documentation may be required before transfer.
Do buyers care if utilities are active?
It depends. Cash buyers often don’t. Retail buyers usually do.
Is selling to an investor safe?
Yes—if they understand Texas mobile home laws and handle the paperwork correctly.
What Should You Do Next?
If you’re unsure:
- How your home is classified
- Whether your paperwork is correct
- How fast you realistically need to sell
The first step is clarity, not listing.
At Pure Tex Mobile Homes, we help Texas owners:
- Understand their options
- Resolve SOL and title issues
- Sell mobile homes on land without pressure or confusion
Call or text us today to learn about your options: (512) 481-7068. Or, if you prefer, just fill out the short form below and we’ll reach out ASAP.
About Pure Tex Mobile Homes
Pure Tex Mobile Homes is a local, Central Texas mobile home buyer focused on honest, practical solutions for sellers in parks and on land. Founded by long-time construction contractor Joe Tedesco, we help homeowners navigate park approvals, titles, repairs, and difficult situations with straight answers and no pressure.
Whether you need to sell fast, want the highest payout, or just need clarity on your options, we’re here to walk you through it step-by-step.
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We buy mobile homes in ANY CONDITION, situation, and price range in Texas. There are no commissions or fees and no obligation whatsoever. Start below by giving us a bit of information about your manufactured home or call 512-481-7068.
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