It depends! The most important question is whether the home attached to the land? If a manufactured [mobile] home has wheels and/or other equipment used for mobility, and is not physically attached to the land, it is considered to be a vehicle, and therefore personal property. A Virginia real estate license does not authorize the licensee to assist clients in buying/selling/leasing manufactured [mobile] homes as personal property.

A manufactured [mobile] home is considered to be real estate if: (i) its wheels and/or other equipment used for mobility have been removed; (ii) it has been attached to real estate; and (iii) the vehicle title has been cancelled via surrender to the Virginia Department of Motor Vehicles.

It is also important for the agent to determine if the land is owned by the owner of the manufactured [mobile] home, or if it is leased from the landowner. If the owner of a manufactured [mobile] home which has been effectively converted to real estate also owns the underlying land, then that owner may list the land and improvements for lease/sale just as they would any other improved real estate. If the owner of a manufactured [mobile] home does not own the land, then that owner only has the right to sell the structure, and would only be able to negotiate a transfer of the lease of the land as allowed by the home owner’s specific lease agreement.