1. Know what you're selling
Florida treats mobile (manufactured) homes in one of two ways, and the path you take to sell depends on which one applies:
- Personal property (titled). The home has one or more Florida certificates of title issued by the DHSMV (one per section — single, double, or triple wide). This includes virtually every home sitting in a leased-lot park.
- Real property (RP-stickered). The owner also owns the land, permanently affixed the home, and recorded a Real Property declaration with the county. The title has been retired and a red "RP" decal is on file.
If you're not sure, check your most recent property tax bill (it will say "MH" with a decal number for titled homes, or be billed as real property with the land) or look for the RP sticker near your address plate.
2. Florida title and DHSMV basics
Titled mobile homes transfer like vehicles. Before listing, gather:
- The original Florida title for each section of the home.
- Your current registration and the MH decal number.
- A lien release letter from your lender if the home was financed.
- Your driver's license and the buyer's, for the notarized signing.
At closing, both parties complete the transfer section on the back of each title and sign in front of a notary or DHSMV agent. The buyer files the transfer at their county tax collector's office within 30 days to avoid late fees. If a title is lost, apply for a duplicate (Form HSMV 82101) before the sale — it usually takes 1–2 weeks.
3. Selling a home that sits in a park
When the lot is leased, you are only selling the home — not the land underneath it. Florida park management has the right to approve or reject the buyer based on the park's published rules (credit, age restrictions in 55+ communities, pets, etc.). Practical steps:
- Notify the park manager in writing that you intend to sell. Ask for the current application packet and lot-rent rate the buyer will pay.
- Make sure your lot rent and utilities are current — most parks will not approve a transfer with arrears on the account.
- Have prospective buyers submit the park's application before signing a contract. Approval typically takes 5–10 business days.
- Coordinate the move-out / move-in dates with the park so the buyer's lease starts the day after closing.
4. Selling a home with the land
If you own the land and the home has been converted to real property (RP), the sale is handled as a normal real-estate transaction: listed on the MLS, title insurance issued, deed recorded at the county. Expect:
- A higher sale price and a wider buyer pool — financing is easier when land is included.
- A 30–60 day closing window once a contract is signed.
- Standard inspections: roof, structure, HVAC, septic/well if applicable, and a four-point insurance inspection.
If the home was never converted to RP, you can either complete the conversion before closing (file Form HSMV 82109 with the county) or sell the home and land as two separate transactions — most buyers and lenders prefer the conversion.
5. Pricing and marketing
Florida mobile home prices vary widely by county, park, age, and whether land is included. To price well:
- Pull 3–5 comparable sales from the last 90 days in the same park or zip code.
- Adjust for square footage, bedrooms/baths, age, and recent updates (roof, AC, kitchen).
- Price under round numbers ($89,900 instead of $90,000) — Florida buyers search in $10K bands.
- Invest in professional photos and a short walk-through video — our photo & video guide walks through what to capture.
- List on MLS, Zillow, Realtor.com, MHVillage, and Facebook Marketplace simultaneously.
6. The closing paperwork
Whether you're selling in a park or with land, plan on producing:
- A signed purchase & sale agreement with the agreed price and closing date.
- A Florida bill of sale (Form HSMV 82050) for titled homes.
- Notarized title transfers for each section of the home.
- A current statement of lot rent, utilities, and HOA fees (parks).
- Lien payoff letter and recorded satisfaction if there was a loan.
- Seller's property disclosure covering known defects.
- 1099-S form if the buyer is using a title company.
7. Taxes and fees to expect
- Sales tax. Florida charges 6% sales tax on the sale of a titled mobile home (paid by the buyer). Homes sold as real property are exempt from sales tax but subject to documentary stamps on the deed.
- Documentary stamps. $0.70 per $100 of sale price on the deed for real-property sales (Miami-Dade is $0.60). Paid at closing.
- Title transfer fees. Roughly $75–$90 per section at the tax collector, plus a new MH decal.
- Capital gains. Sales of a primary residence on owned land may qualify for the federal $250K / $500K exclusion. Talk to your CPA before listing.
8. When it's worth hiring a broker
DIY works for cash sales to a known buyer. A licensed Florida mobile home broker usually pays for itself when you want top dollar, a faster sale, or you'd rather skip the paperwork and negotiations. Our flat $2,495 fee covers MLS exposure, professional photos, qualified-buyer screening, park-application coordination, and the entire closing — no hidden percentages.