Mobile Homeownership in Massachusetts: What Buyers & Sellers Need to Know By Boston Connect Real Estate Mobile homes are an often overlooked but valuable segment of the real estate market—offering affordability, community living, and low-maintenance lifestyles. On the August 9th episode of Talk Real Estate Roundtable, hosts Sharon McNamara and Melissa Wallace explored the unique considerations that come with buying or selling a mobile home in Massachusetts. Whether you’re a first-time buyer, seasoned investor, or looking to downsize, this conversation shed light on some of the most important things you need to know. Understanding the Mobile Home Landscape Unlike traditional single-family homes, mobile homes in Massachusetts are typically located within mobile home communities or parks, which often operate under their own set of rules. These communities vary widely, from age-restricted (55+) to all-ages, and may include amenities like clubhouses or shared green space. One key takeaway from the show? Owning a mobile home often means owning the structure but not the land it sits on. Instead, owners typically lease the lot from the community and pay a monthly lot fee. This distinction can significantly affect financing, resale value, and legal considerations. Required Documentation for Mobile Home Transactions Buying or selling a mobile home requires a specific set of documents that differ from standard real estate sales. According to Sharon and Melissa, some of the most critical paperwork includes: Title to the Mobile Home – Similar to a car title, this proves ownership of the unit. Bill of Sale – A formal record of the transaction. Lease Agreement for the Lot – Provided by the mobile home park, this document outlines the monthly fee, rules, and terms of residency. Park Approval – Buyers often must be approved by park management before finalizing the purchase. This may include credit checks or references. Real estate agents must be aware of these documents and timelines to ensure a smooth transaction, especially since some buyers may not be familiar with how different mobile home sales are compared to traditional homes. Rules & Restrictions in Mobile Home Communities Each mobile home community can set its own rules—and they can be quite strict. Some common regulations include: Age Restrictions – Many communities are 55+ and require all residents to meet this age threshold. Pet Policies – Certain breeds or sizes of pets may be restricted. Home Maintenance Standards – Owners are expected to keep up with the appearance of their home and lot. Approval Process for New Owners – As mentioned, potential buyers must be approved by park management, which can delay closings if not handled early. Sharon emphasized that it’s vital for both buyers and sellers to understand these rules before getting too far into the transaction process. Financing and Insurance Challenges Financing a mobile home can be tricky. Traditional mortgage lenders may not finance mobile homes unless they are on permanent foundations and classified as real property. In most cases, buyers need to secure a chattel loan—a personal property loan designed specifically for movable structures like mobile homes. Insurance can also be more expensive or harder to obtain, depending on the age and condition of the home. Sharon and Melissa recommended working with insurance agents and lenders who specialize in mobile homes to avoid surprises. Tips for Sellers If you’re planning to sell a mobile home, preparation is key. Some tips shared during the show include: Work with an agent who understands mobile homes. Gather all relevant paperwork before listing. Coordinate with the park early to streamline buyer approval. Price competitively based on recent mobile home sales—not traditional homes. Mobile home sellers should also be aware that appraisals may differ and that inspections, while not always required, are a smart move for tran