How mobile homes are titled in Delaware
The Delaware DMV titles mobile homes, much like vehicles. The home has its own title, separate from any land it sits on. That affects everything about the sale: paperwork, financing, and who will buy.
Before you list or accept an offer, find your title. If it is lost, contact the DMV about a replacement first, since you cannot transfer without it.
Also look for any lien on the title. If you still owe on the home, the lender is likely listed, and you will need a payoff and lien release before the buyer can get a clean title.
Also confirm the names on the title. Everyone listed as an owner usually needs to sign the assignment. If an owner has died, the estate may need to be opened before the title can transfer, and if owners are divorced, a court order may be needed. Sort out these issues before you sign a sales agreement.
DMV title transfer step by step
You need the Delaware title and a tax letter from the county.
- Locate the Delaware title for the home.
- Get a letter from your County Receiver of Taxes showing no taxes are owed on the home.
- Pay off any loan or lien on the title and get a lien release.
- Seller and buyer complete the assignment on the title.
- Buyer brings the title and tax letter to the DMV to transfer.
Check the DMV's mobile home title page for current forms and fees.
Unpaid taxes on the home stop the transfer, because the tax letter must show nothing is owed. Contact your county's Receiver of Taxes early to get the balance and request the letter.
If you own the land too
The land is sold by a separate deed, handled like any real estate sale.
| What you're selling | How it transfers |
|---|---|
| Mobile home only (in a community or on leased land) | DMV title assignment + county tax letter |
| Land only | Deed, recorded; realty transfer tax applies |
| Home and land together | Both: DMV title for the home and a deed for the land |
Land sales go through a title company and include realty transfer tax; see our transfer tax guide.
When you sell both, the buyer usually needs two sets of paperwork, and the closing can take longer. Keep both transfers on the same schedule so the buyer does not end up owning the land without the home, or the home without the land.
Converting a mobile home to real property
Delaware has no clear statute for converting or retiring a mobile home title so the home becomes part of the real estate. A December 2024 DSHA report described the process as unclear.
If you own the land and want to sell home and land as one piece of real estate, talk to a settlement attorney before you list. How the home is treated affects financing, title insurance, and taxes.
This question matters most when you own the land. A buyer's lender may want the home and land treated as one property, while the DMV title still exists for the home. A title company can tell you what it needs to insure the sale, and an attorney can advise on the best way to transfer both.
Selling a home in a manufactured home community
If your home sits on a rented lot, community rules and state law affect the sale. Delaware's manufactured home community law is in Title 25, Chapter 70. SB 56, signed September 3, 2025, changed how transfers work in manufactured home communities.
Before you sell:
- Read your lot lease and the community rules on selling.
- Ask the community in writing what it requires for a sale or new resident.
- Find out whether the buyer can keep the home on the lot.
- Confirm lot rent and any balances you owe.
Because SB 56 is recent, ask the community or an attorney how it applies to your sale.
Keep all communication with the community in writing, including any approval of a buyer and any list of required repairs. Give copies to your buyer. Clear records help the sale close and reduce the chance of a dispute after the buyer moves in.
Financing limits and who buys
Fewer buyers can get financing for a mobile home, especially one on rented land, so many sales are cash. Traditional mortgages usually need the home to be treated as real property. Homes on rented lots often need personal-property (chattel) loans, which fewer lenders offer.
| Buyer type | Notes |
|---|---|
| Private buyer with cash | Simplest; DMV transfer |
| Buyer with chattel loan | Fewer lenders; lender approval of home and community |
| Community owner | Sometimes buys homes in its own community |
| Investor / cash buyer | Fast, as-is, usually below retail |
| You finance the buyer | More income over time, more risk |
If you own the land, seller financing can widen your buyer pool.
Pricing tips: look at recent sales of similar homes in the same community, consider the age and condition of the home, and factor in lot rent, since buyers compare the total monthly cost. Homes that need major repairs or that cannot stay on the lot often sell to cash buyers at a discount.
Whoever you sell to, get the price and terms in writing, confirm the buyer can pay, and do not hand over the signed title until you have been paid in full.
Seller checklist
Have these ready before you list or accept an offer.
- Delaware DMV title for the home
- Letter from the County Receiver of Taxes showing no taxes owed
- Lien release, if the home had a loan
- Lot lease and community rules, if on a rented lot
- Deed for the land, if you own it
- Records of repairs and upgrades (roof, HVAC, skirting, decks)
If the owner has died, the estate will need authority to sign the title; see our Register of Wills guide.
How we can help
Every mobile home sale is different, so call us to see whether one of our options fits yours. A cash offer is below retail but can close as-is. If the home needs work or is vacant, see selling a vacant house or selling as-is. Inherited the home? Start with our Register of Wills guide. Call (302) 798-8655.
General information, not legal or tax advice.
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Get My Written Offer Call (302) 798-8655Frequently asked questions
Who titles mobile homes in Delaware?
The Delaware DMV.
What do I need to transfer a mobile home title in Delaware?
The Delaware title and a letter from the County Receiver of Taxes showing no taxes are owed. Both parties complete the assignment on the title.
Is the land sold with the mobile home?
Not automatically. Land is sold by a separate deed, even when you sell both together.
Can I convert my mobile home to real property in Delaware?
Delaware has no clear statute for it, and a 2024 DSHA report called it unclear. Talk to a settlement attorney.
Can I sell my home in a mobile home park?
Yes, but community rules and 25 Del. C. Chapter 70, as changed by SB 56 in 2025, affect transfers. Check your lot lease and ask the community in writing.
Why is it hard to finance a mobile home purchase?
Homes on rented land usually need chattel loans, which fewer lenders offer, so many buyers pay cash.
Sources
General information, not legal, tax, or financial advice. Laws, fees, and schedules change. Confirm with the office named or your attorney.