Manufactured Homes Escrow
Escrow for manufactured and mobile homes.
A manufactured home can transfer through the county or through the state's HCD, depending on the home, and the path changes the paperwork. We know which one applies and handle the registration and tax steps that come with it.
- Typical timeline
- 30–60 days
- Who it's for
- Buyers & sellers
- Languages
- English / Spanish
Manufactured and mobile homes can transfer through the county or through the state's HCD, depending on the home, and the path changes the paperwork.
We know which steps apply and work directly with the agencies involved so the transfer is done right.
What we handle on your file
The first thing we sort out is how the home is titled. A manufactured home on a permanent foundation is usually treated as real property and transfers through the county like any house, with the deed recording at close. A home that hasn't been converted is personal property registered with California's Department of Housing and Community Development (HCD), and it transfers through HCD's title and registration process instead. The path decides the paperwork.
When HCD is involved, we handle the registration and title transfer through the state, collect the right ownership and certificate documents, and obtain the tax clearance the transfer requires. Where the land is part of the deal, we keep the home and the land straight as separate pieces so each one transfers correctly.
What to expect
Most of these files close in 30 to 60 days, with the pace set by financing and by how quickly the agencies process the transfer. HCD steps and a tax clearance certificate can take time, so we start them early rather than waiting until the end.
You'll have a named officer who knows which path your home follows and works directly with the county or HCD on your behalf. We'd rather sort out the title type and the tax clearance up front than have a missing certificate hold up your close.
How a manufactured homes escrow goes
Open & determine title path
We set up the file and confirm whether the home is on a permanent foundation as real property or registered with the state HCD as personal property. That decides the rest.
Deposit & document gathering
We take the deposit into our trust account and collect the ownership documents the transfer needs: the HCD registration and certificate, or the deed and title information for a real-property home.
Tax clearance
We obtain the tax clearance the transfer requires so no unpaid taxes or fees carry over to the buyer. On HCD homes this step is started early because it can take time.
Transfer & signing
We prepare the transfer through the county or HCD, prepare the closing documents, and walk both parties through signing.
Funding & recording
Funds are released per instructions, the transfer records with the county or completes with HCD, and the home changes hands. You get your final statement.
What you'll need
- Government-issued photo ID
- Signed purchase agreement
- Current HCD title and registration (or the deed, if it's real property)
- Decal, serial, and HUD label numbers for the home
- Whether the home sits on a permanent foundation
- Park or land details, including the lease if it's in a community
- Lender and loan officer contact, if financing
- Tax payment records for the tax clearance certificate
- Wiring instructions confirmed with our office by phone
Common questions
Related services
Residential
Buying or selling a home, with a neutral party holding funds and documents until every condition is met.
Multi-Family
Duplexes through apartment buildings, with the added coordination these deals tend to require.
Refinance
A new loan on a property you already own, handled with clear timelines and steady updates.
Ready to open an escrow?
Send us the basics and we'll route your file to the right officer. Have an agent already? They can open it for you in a few minutes.