Mobile and Manufactured Home Titles in Iowa, Explained

October 30, 2023

Today's manufactured homes are built from the same materials as site-built homes, but they're titled like a vehicle instead of deeded like real estate. That's a good thing, and here's why.

Originally published October 30, 2023. Updated September 30, 2026

From MCO to title

Every new manufactured home leaves the factory with a Manufacturer's Certificate of Origin (MCO). It also carries a VIN, or serial number, just like a car. A double-wide home has the letters "AB" at the end of its serial number to show it was built in two sections.

When the first owner buys the home, the dealer converts the MCO into a title. In Iowa, that happens at the county's Department of Motor Vehicles (DMV).

At Hames-The Homes People®, we handle all of that 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. The title is then held by your bank or lender until the loan is paid off.
  • If you own your home outright: the title is mailed to you. Keep it somewhere safe, just like the title to your car.

What's on a manufactured home title

A title records the details that identify your home and who owns it:

  • Current and previous owners
  • Manufacturer
  • Square footage, year and color
  • Lienholder information, if the home is financed

Any time the home changes hands, the title must be transferred to the new owner. Skipping that step can create tax problems and legal issues down the road.

"And" vs. "or" on multiple-owner titles

If more than one person owns the home, one small word on the title matters:

  • "And" means all listed owners must sign the back of the title to sell or transfer the home.
  • "Or" means any one of the listed owners can sign to sell or transfer it.

Why a title beats a deed

Manufactured homes are built to a rigorous federal standard, with the same building materials as site-built houses. But because they're titled as personal property rather than deeded as real estate, owners get two real advantages.

1. Fast, low-cost transfers. Selling real estate takes abstract searches, deed warranties and other steps that can run weeks or months and cost thousands of dollars. Transferring a manufactured home title costs $25, plus $10 to record a lien, and can be done in a few days.

2. Lower property taxes. Property tax on a 1,200-square-foot manufactured home in an Iowa land-lease community is no more than $240 per year.¹ By comparison, property tax on an average $175,000 site-built home in Cedar Rapids runs about $3,000 per year.²

Selling your manufactured home?

Because the title transfers quickly, selling is simpler too. Hames can help: we buy homes and handle the calls and paperwork, so you don't have to.

Frequently asked questions

Do mobile homes have titles or deeds in Iowa? Mobile and manufactured homes are titled like vehicles because they're considered personal property. The factory MCO is converted to a title when the home is first sold.

Who holds the title if I have a loan? Your bank or lender holds it until the loan is paid off. The county treasurer records the lien on the title.

How much does it cost to transfer a manufactured home title? In Iowa, $25 to transfer the title, plus $10 if a lien is recorded. It typically takes a few days.

What does "AB" mean at the end of a serial number? It means the home is a double-wide, built and shipped in two sections.

Ready to find your home?

At Hames Homes, we make buying easy, from title paperwork to financing through knowledgeable lenders or our in-house lender, Circle Finance LLC (NMLS #366020). Visit our sales office at 5410 Wabash St. SW (corner of Wilson Ave. and West Post Rd.) in Cedar Rapids, or browse our homes for sale online.

1.       Abstract searches, deed warranties, and other ownership transfer requirements for real estate takes weeks or months and can cost thousands of dollars.  Mobile homes are considered personal property so transferring the title costs $25, plus $10 to record a lien, and can be done in a few days.

2.       Property tax on a 1200-square foot mobile home in a land-lease community in Iowa is no more than is $240 per year.[i]  Property tax on an average $185,000 site-built home in Cedar Rapids, Iowa is about $3589 per year[ii]

If you’re looking for a quality, affordable and low-maintenance manufactured home, visit Hames Homes sales office at the corner of Wilson Ave. and West Post Rd. SW in Cedar Rapids.  You can also view our view our large inventory of homes for sale online.  Financing is available to qualified buyers through knowledgable lenders or with our in-house bank, Circle Finance LLC NMLS#366020.

 

[i] Property tax on the land itself is paid by the landlord and is included in your monthly home site rent.

[ii] Source: SmartAsset Iowa property tax calculator

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