Free Mobile Home Purchase Agreement Template

A purchase agreement for a manufactured or mobile home — price, deposit, closing and possession dates, contingencies, and default terms. Free fillable PDF.

↓ Download the free fillable PDF

• Included — Seller and buyer details and full home description with serial and HUD label
• Included — Purchase price, earnest money, balance due, and payment method
• Included — Agreement, closing, and possession dates
• Included — Checkbox contingencies — inspection, financing, title, and park approval, each with a deadline
• Included — Title and lien obligations, closing cost allocation, and risk of loss
• Included — Earnest money and default terms, with signature blocks

Purchase agreement versus bill of sale

These two documents do different jobs and you often need both. The purchase agreement is signed first and sets out what the parties promise to do — the price, the deadlines, and the conditions that have to be met before the sale closes. The bill of sale is signed at closing and records that the transfer actually happened. If you use only a bill of sale, you have no written protection during the period between agreeing and closing.

Contingencies are the part that protects the buyer

A contingency lets the buyer walk away and recover the deposit if a stated condition is not met. The four in this template cover the common risks in a manufactured home purchase: the home fails inspection, financing falls through, the seller cannot deliver clear title, or the community will not approve the buyer for tenancy. That last one is specific to manufactured housing and is easy to forget — a buyer approved for financing can still be turned down by the park.

Set deadlines, not just conditions

A contingency without a date attached creates uncertainty for both sides. Each contingency in this template has its own deadline field so everyone knows when the condition must be resolved and when the deposit becomes at risk. Fill those in rather than leaving them blank.

Frequently asked questions

Do I need a purchase agreement to buy a mobile home?

It is not always legally required, but it is the document that protects both parties between the handshake and the closing. Without one there is nothing written down about deadlines, contingencies, or what happens to the deposit if the deal collapses. For a cash sale that closes the same day, a bill of sale alone may be enough.

How much earnest money is typical?

There is no fixed standard for manufactured homes, and amounts vary widely by market and price point. What matters more than the amount is that the agreement states clearly who holds it, what conditions entitle the buyer to a refund, and what happens to it if the buyer defaults.

What is a park approval contingency?

If the home is staying on its current lot in a community, the buyer usually has to apply for tenancy and be approved by the park before they can live there. This contingency lets the buyer terminate and recover the deposit if the community rejects the application, which is a risk that does not exist in a typical site-built home purchase.

Who pays the closing costs on a mobile home sale?

It is negotiable. This template defaults to the buyer paying title transfer and registration fees and the seller paying whatever is needed to release existing liens, with taxes and lot rent prorated at possession — and it includes a field to write a different arrangement if you agree on one.

What happens to the deposit if the buyer backs out?

Under this template, if the buyer defaults the seller may keep the earnest money as liquidated damages, unless you write different terms. If the buyer terminates properly under a contingency before its deadline, the deposit is returned. Spell this out — it is the most commonly disputed clause in any purchase agreement.

Related: All Free Templates · Mobile Home Bill of Sale · Mobile Home Promissory Note · Mobile Home Rent-to-Own Agreement · Mobile Home Lot Lease Agreement · Mobile Home Title Transfer Checklist · Payment Calculator