Can You Sell a Mobile Home Without the Land

Can You Sell a Mobile Home Without the Land

If you’re wondering, “Can you sell a home without the land in Nevada?” the answer is yes, it’s absolutely possible! Selling a mobile home without the land it sits on is a common practice in Northern Nevada, including areas like Reno, Sparks, Carson City, and beyond. However, it comes with unique considerations that differ from selling a traditional home or a mobile home with land. This guide, crafted by Craig Team Realty at eXp, will walk you through the process, legal requirements, and tips for successfully selling your mobile home in places like Dayton, Fernley, Fallon, Minden, Genoa, Gardnerville, Moundhouse, Sun Valley, Silver Springs, Stagecoach, Silver City, Virginia City, or Verdi. Our goal is to provide clear, accurate information to help you navigate the real estate market as a seller.

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What Does It Mean to Sell a Mobile Home Without Land?

Selling a mobile home without land means you’re selling the structure itself, separate from the property it’s located on. In Northern Nevada, mobile homes are often considered personal property (like a vehicle) rather than real estate, especially if they’re in a mobile home park or on rented land. This distinction affects how the sale is handled, from titling to finding buyers. For example, in Reno or Sparks, many mobile homes are located in parks where lot rent is paid, and the land is not owned by the homeowner.

Why Would You Want to Sell a Mobile Home Without Land?

There are several reasons why someone in Northern Nevada might choose to sell their home without the land:

  • Relocation: You’re moving to a new area, like Carson City or Fernley, and want to sell the mobile home but keep the land for future use or investment.
  • Financial Needs: Selling the mobile home can provide quick cash without the complexity of selling real estate, which is common in areas like Fallon or Minden.
  • Park Living: If your mobile home is in a manufactured home community in places like Sun Valley or Silver Springs, you likely don’t own the land, so you’re only selling the home itself.
  • Investment Strategy: You may want to retain the land for other purposes, such as development or leasing, which is a consideration in growing areas like Dayton or Gardnerville.

Legal Requirements for Selling a Mobile Home Without Land in Nevada

In Nevada, mobile homes are regulated by the Nevada Housing Division for Manufactured Housing, and specific steps must be followed to ensure a legal sale. Here’s what you need to know:

1. Verify Ownership and Title

  • Title Status: Ensure you have the mobile home’s title, which proves ownership. The title should list you as the owner and be free of liens. You can verify this by contacting the Nevada Housing Division at (775) 684-2940 or (702) 486-4135.
  • Liens and Taxes: Check for any outstanding liens or back taxes with the county assessor’s office in your area, such as Washoe County for Reno or Sparks, or Lyon County for Dayton and Fernley. All taxes must be current before transferring the title.

2. Property Classification

If the mobile home is not permanently affixed to the land (e.g., not on a foundation), it’s classified as personal property. This is typical in mobile home parks in places like Virginia City or Silver City. If it’s affixed, you may need to convert it from real property to personal property through the Nevada Housing Division, which involves paperwork like the TL-100 Transfer Title Affidavit.

3. Disclosures

Since the home is not considered 'real property' you do not have to follow all the same guidelines as a manufactured home on land. The extent of disclosure overlaps that of selling and RV. A buyer however may still want to do inspections to educate themselves on the homes condition. If the home is in a mobile home park, inform the buyer about lot rent and park rules, which can vary in communities across Moundhouse or Stagecoach.

4. Mobile Home Park Regulations

If your mobile home is in a park in areas like Sun Valley or Fallon, you’ll need approval from the park management to sell. Some parks have a right of first refusal, meaning they can choose to buy the home before it’s offered to others. Check with the park manager in your area for specific rules.

5. Title Transfer

Both buyer and seller must sign the TL-100 Transfer Title Affidavit in front of a notary, and the local county assessor must also sign it. Submit the signed title, a bill of sale (optional), and a check for the transfer fee (typically $60, but confirm with the Nevada Housing Division) to:
Nevada Housing Division of Manufactured Housing
1830 E. College Pkwy., #120, Carson City, NV 89706
The new title transfer will be mailed within 2-6 weeks.

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Steps to Sell Your Mobile Home Without Land

Here’s a step-by-step guide to sell your home in Northern Nevada:

1. Prepare the Mobile Home for Sale

  • Clean and Stage: Even if selling “as-is,” a clean home attracts more buyers. Simple updates, like fresh paint or minor repairs, can make a big difference in places like Carson City or Reno. Prepare your home to stand out.
  • Gather Documentation: Have the title, bill of sale, and disclosure forms ready. If you don’t have the title, contact the Nevada Housing Division for guidance.

2. Set a Competitive Price

Research the market in your area, such as Sparks or Verdi, to determine a fair price. Check listings on sites like Zillow or MHVillage for comparable mobile homes. For example, the average price of a pre-owned mobile home in Nevada is around $69,201, with an average size of 1,281 square feet. Consider getting an appraisal from a licensed professional in your county, like Douglas County for Gardnerville or Minden, to set a defensible price.

3. Market Your Mobile Home

  • Online Listings: List your home on platforms like MHVillage, Zillow, or social media to reach buyers in Northern Nevada. Highlight features like energy-efficient designs, which are popular in the dry climate of Fernley or Fallon.
  • Local Advertising: Place ads in local publications, such as those targeting Dayton or Silver Springs, to attract nearby buyers.
  • Professional Photos: High-quality photos showcasing the home’s interior and exterior can make your listing stand out in competitive markets like Reno or Sparks.

4. Find the Right Buyer

  • Individual Buyers: These are often people looking for affordable housing in areas like Sun Valley or Stagecoach. Be clear that the home may need to be moved, as this can affect their financing options.
  • Dealers or Wholesalers: Mobile home dealers in Northern Nevada may buy your home for resale, though offers may be lower to account for their profit margin.
  • Cash Buyers: Companies like US Mobile Home Buyer or Mobile Home Cash Offer purchase homes in any condition, often closing quickly without realtor fees. This can be ideal if you’re in a hurry to sell in places like Virginia City or Moundhouse.

5. Handle the Sale

Work with a local title company or real estate attorney in your area, such as Carson City or Gardnerville, to ensure a smooth closing. They can handle escrow and verify all paperwork complies with Nevada laws. If the buyer needs to move the home, inform them of the costs (which can range from $5,000 to $15,000 depending on distance and home size) and the need to secure new land in areas like Silver City or Verdi.

Challenges of Selling a Mobile Home Without Land

Selling a mobile home without land in Northern Nevada can be more complex than selling a traditional home. Here are some challenges to consider:

  • Limited Buyer Pool: Buyers may hesitate if they need to move the home, as relocation is costly and risky. This is especially true in rural areas like Silver Springs or Stagecoach.
  • Financing Issues: Mobile homes classified as personal property are harder to finance, which may limit buyers in places like Fernley or Fallon.
  • Park Restrictions: Mobile home parks in Reno or Sun Valley may have strict rules about as-is sales or require buyers to be park-approved, adding steps to the process.
  • Condition of the Home: Older or damaged homes may attract lower offers, especially in competitive markets like Sparks or Carson City.

Benefits of Selling a Mobile Home Without Land

Despite the challenges, there are advantages to this approach:

  • Faster Sale: Selling “as-is” without land can attract cash buyers who close quickly, ideal for sellers in Dayton or Genoa.
  • No Realtor Fees: By selling directly or through a cash buyer, you can avoid commissions, saving money in areas like Minden or Gardnerville. Realtors are not allowed to sell these types of homes, unless they have a special mobile home permit.
  • Flexibility: Retaining the land allows you to lease it or use it for other purposes, which can be a smart strategy in growing areas like Verdi or Silver City.

Why Choose Craig Team Realty at eXp?

After selling, Craig Team Realty can help you purchase a home with land. Or if your mobile home has the land included in the sale, we can absolutely help. Selling a mobile home without land in Northern Nevada requires knowledge of local regulations and market trends. Though we aren't able to help with homes in parks, navigating this selling process with research can be successful. With extensive experience in the real estate market across Reno, Sparks, Carson City, Dayton, Fernley, Fallon, Minden, Genoa, Gardnerville, Moundhouse, Sun Valley, Silver Springs, Stagecoach, Silver City, Virginia City, and Verdi, we provide personalized guidance to ensure a smooth sale when land is involved in the sale or help you purchase after you sell. 

Our team is committed to transparency, compliance with Nevada laws, and helping you achieve your goals. if your home includes land, or  you wish to purchase land after you sell in your park we’ll guide you through every step, from pricing to closing, without the stress of traditional real estate sales.

Ready to Sell Your Mobile Home in Northern Nevada?

If you’re ready to sell your mobile home with land in Reno, Sparks, Carson City, or any other Northern Nevada community, you can succeed with the right marketing price and home presentation. If you do sell your home with the land, contact us at Craig Team Realty at eXp today. Call us at (775) 306-7591 to discuss your options and get a personalized plan to sell your home quickly and efficiently. Let us help you turn your mobile home into cash while you focus on your next chapter!