Comparisons · Updated June 14, 2026
Bill of Sale vs Deed — What's the Difference?
A bill of sale transfers personal property and a deed transfers real estate. Learn how they differ, when to use each and where mobile homes fit.
“Bill of sale” and “deed” both transfer ownership, but they apply to fundamentally different kinds of property. Using the wrong one means the transfer may not be valid. Here’s the distinction.
Personal property vs. real property
The whole difference comes down to what is being sold:
- Personal property is anything movable — a car, a boat, a trailer, equipment, furniture, electronics, livestock. Ownership of personal property transfers with a bill of sale (and, for titled items, the title).
- Real property is land and anything permanently attached to it — a house, a building, a fixed structure. Ownership of real property transfers with a deed.
What a deed is
A deed is a formal legal document that conveys real estate from a grantor (seller) to a grantee (buyer). Compared to a bill of sale, a deed is more formal:
- It must describe the property by its legal description (not just an address).
- It is almost always signed before a notary.
- It is recorded in the county land records, creating a public chain of title.
- Common types include warranty deeds and quitclaim deeds, which differ in the guarantees the seller makes.
A bill of sale, by contrast, is a private document that usually doesn’t need to be recorded or notarized (except where a state requires notarization for a vehicle title).
Side-by-side
| Bill of Sale | Deed | |
|---|---|---|
| Transfers | Personal property (movable) | Real property (land/buildings) |
| Example | Car, boat, equipment | House, lot, commercial building |
| Notarized | Only in certain states | Almost always |
| Recorded with county | No | Yes |
| Legal description required | No | Yes |
Where mobile homes get tricky
A mobile or manufactured home can be treated as either personal or real property:
- If it’s on a rented lot or still titled like a vehicle, it’s personal property — you transfer it with a mobile home bill of sale and its title.
- If it’s permanently affixed to land you own and has been “converted” to real property under state law, it transfers by deed along with the land.
Because the rules vary by state, confirm your mobile home’s classification with your state’s titling agency before choosing a document. See our state requirement pages for where to check.
Bottom line
Selling something movable? Use a bill of sale. Selling land or a permanently-fixed building? You need a deed (and usually a real-estate attorney or title company). For mobile homes, check your state’s classification first.
Frequently asked questions
What is the difference between a bill of sale and a deed?
A bill of sale transfers ownership of personal property — movable items such as vehicles, boats, equipment, and goods. A deed transfers ownership of real property — land and permanent structures like a house — and is signed, often notarized, and recorded in county land records. They cover different kinds of property.
Do I use a bill of sale or a deed for a house?
A house and the land it sits on are real property, so ownership transfers by a deed recorded with the county, not a bill of sale. A bill of sale may still be used alongside it for movable items included in the sale, such as appliances or furniture.
Do I need a deed or a bill of sale for a mobile home?
It depends on the state and whether the home is classified as personal or real property. Many mobile and manufactured homes are titled like a vehicle and transfer by a bill of sale and title; others have been converted to real property and transfer by deed. Check with your state's titling agency.