Buying a home that’s already set up in a community is often simpler than moving one in. But you’re making two deals at once: one with the seller for the home, and one with the community for the lot.
1. Apply to the community first
- Ask the office for an application before you make an offer, or make your offer depend on approval.
- Ask whether the home can stay in place under a new owner. Some communities require updates or inspections at sale.
- Get the current lot rent, fees, and the lease you’d be signing.
2. Check the paperwork
- Title. In most states, a home on a rented lot is titled like a vehicle. See the title, confirm the seller’s name is on it, and check for liens.
- HUD label and data plate. Find the red HUD label outside and the data plate inside. Match the serial number on the data plate to the title. More in manufactured vs. mobile vs. modular.
- Back lot rent and taxes. Ask the office and your county whether anything is owed on the home. Unpaid bills can follow the home.
3. Get an inspection
Hire an inspector who works on manufactured homes. Ask them to cover:
- Roof, ceilings, and signs of old leaks.
- Floors, especially near the bathroom, kitchen, and water heater.
- Plumbing, including the lines under the home.
- Electrical panel and wiring.
- Heating and cooling, including ducts under the floor.
- Skirting, underbelly, piers, and anchoring.
- Whether the home is level. See signs your home needs releveling.
4. Line up money and insurance
- Read how financing works. Lenders will want the community’s approval and the home’s details.
- Get insurance quotes before closing.
5. Close and transfer
- Sign a written bill of sale with the price, the serial number, and what’s included.
- Transfer the title through your state’s titling agency. Some states require a notary.
- Sign the community lease and get copies of everything.
- Change utilities into your name.
Costs to plan for
- Community application fees and deposits.
- Inspection fees.
- Title transfer fees and any sales tax your state charges.
- Repairs the inspection turns up, or that the community requires at sale.
- The first month’s lot rent, utilities, and insurance.
Then use the new resident checklist for your first 30 days.
Common questions
Do I buy the lot too?
In most land-lease communities, no. You buy the home and lease the lot from the community. Some communities are resident-owned or sell lots, so ask.
What if the seller doesn't have the title?
Stop and sort that out before any money changes hands. Your state's titling agency (often the motor vehicle department or housing agency) can explain how to get a replacement title.
This guide is general information, not legal, financial, or professional advice. Rules, codes, and laws vary by state and by community. When a job involves gas, electrical, anchoring, or structure, hire a licensed pro.