Goal: get to a clear Statement of Ownership showing the correct seller with no liens.

How to Sell Your Mobile Home in Texas with Title Issues

Title problems can stall a sale fast. Maybe the paperwork was lost years ago, there’s an old lien that never got released, names don’t match, or the home changed hands without the right filing. If you’re trying to sell a mobile home in San Antonio, New Braunfels, San Marcos, or anywhere in Central Texas, title issues don’t have to stop you—you just need the right path forward.

This guide explains common Texas title problems, how the TDHCA (Texas Department of Housing & Community Affairs, Manufactured Housing Division) handles ownership, practical ways to fix issues, and when it’s smarter to sell as-is for cash and be done.

Sell a Mobile Home in Idaho with Title Issues

First Things First: “Title” in Texas = Statement of Ownership (SOH)

In Texas, mobile/manufactured homes aren’t handled like cars. Instead of a vehicle-style title, the TDHCA issues a Statement of Ownership (SOH) that shows:

  • Current owner(s)
  • Lienholder(s) (if any)
  • Whether the home is classified as personal property or has been elected real property (attached to land and recorded at the county)

If the home is personal property, you transfer ownership through TDHCA (SOH).
If the home has been elected real property, you’ll also involve county deed records for the land. (Many sales still just involve the SOH because the land is rented in a park.)

Common Title/Ownership Problems in Texas (and What They Mean)

Lost or Missing SOH (or never had one)
  • Past owners may have sold with only a bill of sale. You’ll need to request a replacement/corrected SOH through TDHCA.
Old or Unreleased Liens
  • Lenders, dealers, or even prior park owners sometimes appear as lienholders. You’ll need a lien release or payoff before TDHCA will show clear ownership.
Name Mismatch or Break in the Chain
  • The owner named on the SOH doesn’t match the seller (marriage/divorce, estate, prior unrecorded sale). You’ll fix this via corrected ownership filings (and possibly probate/affidavits).
VIN/Label/Serial Number Issues
  • HUD label or serial plates can be missing, unreadable, or mistyped. TDHCA can often resolve with serial verifications, photos, or affidavits.
Estate/Heirs (Probate)
  • If the owner passed, heirs need the proper estate documents (probate order, small estate affidavit, etc.) to update ownership before a clean sale.

How Title Issues Affect a Sale in Texas

Cash buyers are more flexible. They’ll often buy as-is with title issues and handle the legwork–discounting the price to cover risk, time, and fees. Traditional buyers (especially those needing financing or park approval) usually require a clean SOH and clear liens. Delays happen when the name on the SOH doesn’t match, or there’s any unreleased lien.

Fixing Ownership (SOH) Problems in Texas: A Practical Path

Step 1: Gather the Basics
  • Current SOH (if available)
  • Bill(s) of sale, old paperwork, ID for all owners
  • Serial/HUD label numbers (photos help)
  • Any lien payoff letters or releases
Step 2: Identify the Exact Issue
  • Missing SOH? → Request duplicate/corrected SOH via TDHCA.
  • Lien still showing? → Obtain lien release (or payoff).
  • Name mismatch/chain issue? → Correct ownership with supporting docs (marriage/divorce orders, probate documents, affidavits).
  • Serial/HUD mismatch? → Provide photos/inspection/affidavit for correction.
Step 3: File with TDHCA (MHD)
  • Submit the appropriate ownership/transfer/correction application to TDHCA.
  • Pay the applicable fees (commonly in the ~$55–$75 range per filing).
  • Typical processing runs days to a few weeks depending on complexity and responsiveness of lienholders/parties.
Step 4: If the Home Was Elected Real Property
  • Confirm whether a real property election was recorded.
  • If so, you may need to coordinate with county records (and possibly de-elect or address land deed issues) depending on how you’re selling (with land vs. home-only).

Tip: If you’re on a deadline, a reputable local cash buyer can either buy now and finish the cleanup themselves, or contract the deal and complete the title work before closing so you get paid quickly.

Can You Sell a Texas Mobile Home Without a Title/SOH?

Short answer: You can agree to sell, but the buyer can’t finalize a clean ownership transfer without getting the SOH right. Selling with only a bill of sale puts the burden on the buyer to finish the SOH process. Cash investors do this all the time; traditional buyers rarely will.

Risks if you go “paper-light”:

  • Buyer can’t retitle/insure/move the home easily.
  • Future disputes if the chain of ownership isn’t documented.
  • Park management may refuse tenancy without correct ownership paperwork.

If speed matters more than maximizing price, selling as-is to a cash buyer who handles the SOH cleanup is the fastest path out.

What If the Home Is Damaged and the Title Is Messy?

Two problems, one solution: cash, as-is.
Traditional buyers (and lenders) don’t touch “needs work + needs title work.” A local investor will:

  • Close quickly (often 7–14 days), with no repair demands.
  • Price the home with both issues in mind.
  • Handle the SOH corrections, lien releases, and park coordination.
  • Close quickly (often 7–14 days), with no repair demands.

Title vs. Deed in Texas: What’s the Difference?

  • Statement of Ownership (SOH) = TDHCA’s record of who owns the home (personal property), plus any liens.
  • Deed = County record showing who owns the land.

If the home sits on rented land (park) → you’ll transfer the SOH only.
If the home sits on land you own → you may be selling both (SOH for the home + deed for the land) depending on whether the home was elected real property. Know which you’re selling so paperwork lines up.

What It Costs (and Takes) to Fix Title Issues in Texas

  • Duplicate/Corrected SOH filings: commonly ~$55–$75 per application.
  • Lien payoffs: from a few hundred to several thousand, depending on balance.
  • Attorney/probate help (if needed): varies by case.
  • Timeline: simple corrections can be a few days; estate/lien problems can run weeks.

If your goal is speed and certainty, weigh those costs/time against a cash as-is sale where the buyer handles everything and you’re done.

How Title Problems Impact Your Sale Price

  • Buyer pool shrinks (traditional buyers drop out).
  • Time to close increases (more steps to clear liens/fix names).
  • Discounts appear (buyers price in risk, fees, and admin time).

A clean SOH usually brings more. But if you’d rather not spend weeks chasing lien releases or probate orders, selling as-is to a cash buyer can net a comparable “walk-away” result once you factor time savings and zero repairs/fees.

Practical Alternatives (and When They Fit)

Work with a cash buyer who starts title cleanup now and closes as soon as TDHCA updates hit.

Fix the SOH fully, then sell retail: Best if the home is financeable, in great condition, and you can wait.

Sell as-is to a cash buyer who cleans up the paperwork: Best if you need to close fast, avoid repairs, and don’t want to chase paperwork.

Hybrid: Work with a cash buyer who starts title cleanup now and closes as soon as TDHCA updates hit.

Sell Your Texas Mobile Home with Title Issues—Fast, As-Is, for Cash

If you’re dealing with lost paperwork, old liens, name mismatches, probate, or HUD/serial issues, you don’t have to get stuck.

At 210 Mobile Homes, I buy manufactured homes as-is—including title/SOH problems—across San Antonio, New Braunfels, Seguin, and the Hill Country. I’ll:

  • Make a fair cash offer,
  • Handle the SOH corrections with TDHCA,
  • Coordinate with the park (if applicable),
  • Cover closing costs, and
  • Close on your timeline—often in 7–14 days.

Call today for a no-obligation cash offer, and let me take the title headache off your plate.