Virginia mobile home — quick answer
Virginia converts a manufactured home to real property by cancelling the title, and it asks the owner to swear to a physical fact first: that the wheels and the other equipment used for mobility have been removed. The conversion is then finished at the circuit court, not the DMV.
How mobile home sales actually work in Virginia
- Governing statute
- Va. Code § 46.2-653.1
- Conversion form
- VSA 35, Affidavit for Manufactured Home Conversion to Real Property
- Severance form
- VSA 35A, to sever the home back from real property
- Title application
- VSA 17B, Application for Certificate of Title — Manufactured Home
- What must be sworn
- That the wheels and other equipment previously used for mobility have been removed, and the unit attached to real property the owner owns
- If the seller is not on the title
- A deed, court order or other legal document, or records showing a chain of successive ownership
- Final step
- After the DMV cancels the title, file a sworn affidavit of affixation with the circuit court where the property is
Transferring a mobile home in Virginia, step by step
- Check whether the Virginia title still exists or was cancelled on conversion. A cancelled title means the home is part of the land.
- If the home is still personal property, the seller assigns the title and the buyer applies on VSA 17B.
- To convert, submit VSA 35 with the title to a DMV customer service centre or the Titling Work Center, swearing the mobility equipment has been removed.
- Once the DMV confirms cancellation, file the sworn affidavit of affixation with the circuit court of the locality where the real property sits. The conversion is not finished until that is done.
What private buyers get wrong here
- The DMV cancelling the title is not the end of it. The circuit court filing is a separate step and the one people stop short of.
- A seller whose name is not on the title has to produce the paper trail — a deed, a court order, or records establishing successive ownership.
- The affidavit is sworn to a physical condition. If the axles and hitch are still on the home, the statement is not one the owner can honestly make.
Verified 2026-09-25 against Va. Code § 46.2-653.1 — Conversion of manufactured home to real property and Virginia DMV — Manufactured (Mobile) Homes and Mobile Offices and Virginia DMV — Form VSA 35 . Rules change — confirm before you sign.
Is a mobile home bill of sale required in Virginia?
Virginia converts a manufactured home to real property by cancelling the title, and it asks the owner to swear to a physical fact first: that the wheels and the other equipment used for mobility have been removed. The conversion is then finished at the circuit court, not the DMV.
Does a Virginia mobile home bill of sale need to be notarized?
Check the instructions for the specific title and bill-of-sale form. A requirement to notarize a title assignment does not automatically mean the separate bill of sale needs notarization. If notarization is required, wait to sign until the notary instructs you.
What to include on a Virginia mobile home bill of sale
- Buyer and seller full legal names and addresses
- Year, make, model, and type (single/double-wide)
- Serial number / VIN and HUD label number
- Size (width × length) and current location
- Price, date, and signatures of both parties
Official sources
- Va. Code § 46.2-653.1 — Conversion of manufactured home to real property
- Virginia DMV — Manufactured (Mobile) Homes and Mobile Offices
- Virginia DMV — Form VSA 35
Requirements change and can vary by county. Confirm with the Virginia DMV before you sign. Not legal advice.
Virginia Mobile Home Bill of Sale — FAQ
Is a mobile home bill of sale required in Virginia?
Virginia converts a manufactured home to real property by cancelling the title, and it asks the owner to swear to a physical fact first: that the wheels and the other equipment used for mobility have been removed. The conversion is then finished at the circuit court, not the DMV.
Does a Virginia mobile home bill of sale need to be notarized?
Check the signing requirements for the specific title and bill-of-sale form. Notarization of a title assignment and notarization of a bill of sale are separate questions; a car rule does not establish the rule for this item.
Do I need a bill of sale to sell a mobile home?
In most cases, yes. A mobile home bill of sale documents the price and terms and supports the title transfer. If the home is titled as personal property you will also sign over the title; if it has been converted to real property, the sale is handled more like real estate.
Is a mobile home titled like a car?
Often, yes — when classified as personal property, a manufactured home is titled through the state motor-vehicle agency, similar to a vehicle. Once permanently affixed to land you own, it may be converted to real property and recorded with the county instead.
Is a bill of sale proof of ownership?
Generally no. For titled property like a car or boat, the title is what proves ownership. A bill of sale proves that a sale happened and records the price, date, and terms — it supports the title transfer but does not replace it. For untitled property (furniture, equipment, electronics), the signed bill of sale is usually the main proof of ownership.