Sell your mobile home and land together in one as-is cash sale.
HBS buys mobile and manufactured homes on owned land directly for cash and as is. When you own the land under a mobile or manufactured home, the home and land can be sold together. Whether the home still has a vehicle title or is already part of the real property decides the paperwork, and its age and HUD label decide who can finance it.
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We buy houses across Florida, from our home base in Hillsborough, Pinellas, Pasco & Hernando counties. Every purchase depends on property fit, a signed agreement, and title.
What property do you want to sell?
Start with the property address. You do not need photos, repair estimates, or paperwork.
What decides how a Florida mobile home with land sells.
Florida treats a mobile home on its owner's land differently from one on a rented lot. These rules shape the sale.
Real property, not optional
Florida requires a mobile home to be taxed as real property when the home's owner also owns the land and the home is tied down and connected to utilities. The owner files form DR-402 with the property appraiser, then buys a one-time RP decal from the tax collector.
Titles and retired titles
If the home still has a Florida title, the title is transferred along with the deed. If the title was retired under state law, the home is conveyed by deed with the land, and an RP decal must be issued before a title can be retired.
Lost titles and deceased owners
A missing title can be replaced with FLHSMV form HSMV 82101; if a lien is still open, only the lienholder can apply. When the owner has died, the title is transferred with form HSMV 82040, the death certificate, and either probate letters or an affidavit that the estate owes no debts and the heirs agree.
HUD Code age and labels
Homes built on or after June 15, 1976 were built to the federal HUD Code and carry a metal certification label at the taillight end of each section, plus a data plate inside. HUD does not reissue lost labels, but it can provide a label verification letter.
Why financing is limited
FHA, Fannie Mae, and Freddie Mac loans generally require a HUD Code home classified as real property on a permanent foundation, and Fannie Mae also requires at least 12 feet of width, 400 square feet, and a home never installed at another site. Pre-1976 homes and homes without labels usually sell to cash buyers.
Wind zones, flood rules, and insurance
Pinellas is in HUD Wind Zone III, and Hillsborough, Pasco, and Hernando are in Zone II; homes built before July 13, 1994 were built to older wind standards. Citizens requires a four-point inspection for mobile homes more than 20 years old, and substantial damage rules apply to manufactured homes too.
What can affect your as-is cash offer.
| Input | How it affects the offerPlain English |
|---|---|
| Age, HUD label, and wind zone | Year built, the HUD label, and the wind rating affect insurability, financing, and resale value. |
| Title status | A clean title, a retired title, or a missing title changes the paperwork and the closing timeline. |
| Land, utilities, and flood zone | Lot size, zoning, well and septic or public utilities, and the flood zone often matter as much as the home. |
| Condition | Roof, floors, plumbing, tie-downs, and additions or carports affect the as-is price. |
How the property and local records can change the sale.
Pinellas County
Pinellas is in HUD Wind Zone III, and the county runs a separate reassessment process for mobile and manufactured homes found substantially damaged after the 2024 storms.
Hillsborough County
The Hillsborough Tax Collector issues a permanent RP decal that transfers to the new owner when the land and mobile home are sold together, and it can retire a title at no cost.
Pasco County
Pasco is in HUD Wind Zone II, and the Pasco Property Appraiser provides form DR-402 for declaring a mobile home as real property.
Hernando County
Hernando owners who own their land can declare the home real property instead of renewing its registration each year, and new mobile home permits there require the title and, in flood zones, an elevation certificate.
What to gather before selling a mobile home with land.
Start with what you can find. Missing paperwork is common and can often be sorted out before closing.
Deed and tax bill
The deed to the land and a recent property tax bill show who owns what and whether the home is assessed with the land.
Title, registration, or decal
The mobile home title or registration, the RP decal, or a note that the title was retired.
HUD label and data plate
Photos of the metal label outside each section and the data plate inside, if you can find them.
Utilities and site details
Well and septic or public utilities, additions, carports, sheds, and any flood or storm damage.
How the cash sale moves from first call to closing.
Send the address and what you have
Tell us the year, size, and title situation if you know them. A missing title or decal does not stop us from starting.
Get one offer for home and land
We review the home, land, utilities, and title status and make one as-is cash offer for both.
Close with the title work handled
The title company and closing team sort out the deed, the mobile home title or retired title, and any liens.
More help for this Florida mobile home and land sale.
Seller guides
Substantial damage letters in Tampa BayCheck the rules behind this page.
These primary sources explain the rules summarized above. They are not legal, tax, or insurance advice; an attorney, CPA, insurance professional, or building official should confirm how they apply to your property.
Florida Statutes, s. 193.075 (mobile homes as real property)
When a mobile home must be taxed as real property and the RP sticker.
Open official sourceFlorida Statutes, s. 319.261 (retiring a mobile home title)
How a title is retired and how the home is then sold by deed.
Open official sourceFlorida DOR: Taxation of Mobile Homes (GT-800047)
The RP decal, homestead eligibility, and sales tax on personal-property homes.
Open official sourceHillsborough Tax Collector: Declaring as Real Property
The DR-402 steps and how the decal transfers with the land.
Open official sourceFLHSMV forms
Forms HSMV 82101 (duplicate title), 82040 (title application), and 82109 (title retirement).
Open official sourceHUD Manufactured Home Labels
Finding the HUD label and requesting a label verification letter.
Open official sourceFannie Mae Selling Guide B2-3-02
What makes a manufactured home eligible for conventional financing.
Open official sourceMobile Home With Land cash-sale questions.
Yes. A home permanently affixed to land you own is taxed as real property and is sold with the land by deed, along with its title unless the title has been retired.
If the title has not been retired, yes. A lost title can be replaced with FLHSMV form HSMV 82101, and if a lienholder is listed, only the lienholder can apply.
It is a one-time real property decal from the tax collector, issued after the property appraiser certifies the home is assessed with the land. It shows the home is taxed as real property.
FLHSMV uses form HSMV 82040 with a death certificate and either letters of administration or, without probate, an affidavit that the estate is not indebted and the heirs agree.
Usually only if it is a HUD Code home built on or after June 15, 1976, on a permanent foundation and classified as real property. Older homes and homes without HUD labels usually need a cash buyer.
Yes. Substantial damage rules cover manufactured homes, and a home on a private lot in a high-risk flood zone that is replaced or substantially improved must be elevated so its lowest floor is at or above the base flood elevation.
Get a cash offer for your mobile home and land as is.
727-497-7766Start with the address and what is going on. There is no obligation to accept the offer.
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