Understanding Manufactured Home Titles in Iowa

August 27, 2025

Understanding how a title works on a manufactured home can be challenging. We are here to help clarify.

From MCO to Title

When a manufactured home is built, the factory issues a Manufacturer’s Certificate of Origin (MCO). When the first homeowner purchases the home, the MCO is converted into a title by the county’s Department of Motor Vehicles (DMV).

At Hames-The Homes People®, we make this process simple — we handle all of the paperwork for you, and the cost of obtaining the title is included with your purchase.

  • If you finance your home: The county treasurer records a lien on the title, which is then held by your bank or lender until the mortgage is paid off.
  • If you own your home outright: The title is mailed directly to you. Keep it in a safe place, just like the title to a car.

 

Why the Title Matters

A manufactured home title provides important details, such as:

  • Current and previous owners
  • Manufacturer name
  • Square footage, year, and color
  • Lienholder information (if applicable)

When a home is sold, the title must be transferred to the new owner to avoid tax and legal problems.

Pay attention to multiple-owner titles:

  • “And” → All owners must sign the title to transfer it.
  • “Or” → Any listed owner may sign to transfer ownership.

 

Titles vs. Deeds: Why It’s a Good Thing

Even though manufactured homes are built with the same materials — and to the same strict federal standards — as site-built houses, they are titled as personal property instead of deeded like real estate. This comes with two major advantages:

1. Fast, low-cost transfers

  • Real estate transfers can take weeks or months, require abstract searches and deed warranties, and cost thousands of dollars.
  • Manufactured home titles transfer in just a few days for $25 (plus $10 to record a lien).

2. Lower property taxes

  • A 1,200-square-foot manufactured home in an Iowa land-lease community typically has property taxes of no more than $240 per year.
  • By comparison, property tax on an average $175,000 site-built home in Cedar Rapids is about $3,000 per year. [1]

 

Ready to Find Your Home?

At Hames Homes, we make the buying process easy — from handling title paperwork to connecting you with knowledgeable lenders or our in-house bank, Circle Finance LLC (NMLS #366020).

Visit us at 5410 Wabash St. SW, Cedar Rapids to tour our homes in person, or browse our inventory online to see what’s available today.

Sources:

[1] https://smartasset.com/taxes/iowa-property-tax-calculator#94bD3nq4lu

 

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