Should I De-title My Manufactured Home? Understanding the Pros and Cons

MobileHomeDealz
Mar 20
3 min read

If you own a manufactured home, you may have heard about the option to de-title it and convert it into real property. While this process can offer advantages, it’s important to weigh the pros and cons before making a decision. Additionally, if you’ve already de-titled your home and need to reverse the process, we at Mobile Home Dealz, LLC can help guide you through the re-titling process if you decide to sell your home separately.

A doublewide mobile home set in a rural clearing, surrounded by dense forest. The home appears well-maintained with solid skirting, no wheels or axles, and is positioned for permanent placement. The image represents the process of de-titling a manufactured home and converting it to real property. — Considering de-titling your mobile home? Learn the pros and cons before making a decision.

What Does It Mean to De-title a Manufactured Home?

De-titling a manufactured home means removing its DMV-issued title and legally classifying it as real property instead of personal property. This process is typically done when a mobile home is permanently affixed to land and is being treated as part of the real estate for financing and taxation purposes.

✅ Pros of De-titling a Manufactured Home

✔ Easier Mortgage Financing – Many lenders require a home to be de-titled and classified as real property before offering traditional mortgage financing.

✔ Increases Property Value – De-titling can help increase the perceived value of your property, especially if selling to traditional home buyers.

✔ Simplifies the Buying Process for Future Buyers – Many buyers prefer a home that is already de-titled and included in the land purchase.

✔ Property Tax Benefits – In some areas, de-titling allows homeowners to pay real estate taxes instead of personal property taxes, which may be beneficial.

❌ Cons of De-titling a Manufactured Home

❌ More Complicated Selling Process – If you later decide to sell your mobile home separately from the land, you may need to go through the re-titling process, which can involve legal paperwork and fees.

❌ Potentially Higher Taxes – Some areas increase property taxes for de-titled mobile homes, making it more expensive to own.

❌ Limits Selling Options – If a buyer wants the land only for redevelopment, this can complicate the land sale when the buyer wants the home removed.

❌ Title Reversal Can Be Complex – If you need to re-title the home later, it requires dealing with the county, DMV, and legal filings, which can be time-consuming.

Already De-titled? Here’s How We Can Help You Re-title & Sell Your Mobile Home

If your home has already been de-titled, but you are now considering detaching it from the land and selling it separately, Mobile Home Dealz, LLC can help with the re-titling process and purchasing the home. We’ve completed this process for landowners throughout South Carolina and North Carolina, ensuring a smooth transition for those looking to sell their manufactured home separately from the land.

We’ve helped homeowners successfully re-title their de-titled manufactured homes and can guide you through the process.
We handle the paperwork – We work with local DMV offices and county officials to ensure the process is done correctly.
Looking to Sell? If you’re considering selling your manufactured home separately from the land, we can make you an offer and handle the logistics of removal if needed.