Buying a Mobile Home in Michigan (The Great Lakes State of Mobile Living)

Buying a mobile home in Michigan can be an affordable and convenient housing option for many people. Mobile homes, also known as manufactured homes, offer a high-quality and cost-effective solution for those looking to enjoy all the great things that the Wolverine State has to offer.

With a wide range of mobile home communities and options available, it’s essential to understand the process and various aspects of buying a mobile home in Michigan.

Key Takeaways

  • Mobile homes offer an affordable alternative to traditional housing in Michigan.
  • Understanding the differences between mobile homes and traditional homes can help in making an informed decision.
  • Location options and the buying process are crucial factors to consider when purchasing a mobile home in Michigan.

Understanding Mobile Homes

When considering buying a mobile home in Michigan, it’s essential to understand what a mobile home is and how it differs from a manufactured home. Mobile homes are residential structures built before June 15, 1976, while manufactured homes are built after this date and adhere to stricter building codes.

As you begin your search, pay attention to the model year of the homes you’re considering. The average model year of a pre-owned mobile home in Michigan is 2004, indicating that many homes available may be relatively modern.

Mobile homes and manufactured homes come in various sizes, styles, and floor plans, offering a range of options to suit your needs and preferences. On average, a mobile home in Michigan has around 1,337 square feet of living space.

Before purchasing, it’s vital to research the mobile home community where you plan to live. In Michigan, the average mobile home community has 180 sites, and the typical year a community was developed is 1973. Keep this in mind when exploring different communities to find the best fit for your lifestyle.

In Michigan, there are 83 age-restricted communities specifically designed for residents aged 55 and over. If you fall into this category, these communities may offer additional amenities and a more age-specific environment to meet your needs.

Overall, understanding mobile homes, manufactured homes, and their features will help you make informed decisions when buying a mobile home in Michigan.

Location Options for Mobile Homes in Michigan

There are various options to choose from when buying a mobile home in Michigan. Here, we will explore three main choices: Mobile Home Parks, Age-Restricted Communities, and Geographical Locations.

1. Mobile Home Parks

Mobile home parks are a popular choice for those seeking a sense of community. You can find these parks across

Michigan in cities such as Grand Rapids, Kalamazoo, and Monroe.

These communities often provide communal amenities like swimming pools, playgrounds, and clubhouses. Your mobile home will be located within the park, where you’ll have access to maintenance services and shared facilities.

2. Age-Restricted Communities

Age-restricted communities cater to specific demographics. For example, some mobile home parks are exclusively for residents aged 55 and older. Such communities can be found in cities like Erie, Fenton, and Wixom. These parks usually offer tailored amenities and facilities, designed to cater to the needs of older residents.

3. Geographical Locations

Michigan offers a diverse range of geographical locations for mobile homes. Consider the following cities when searching for your perfect mobile home:

  • Urban Areas: Grand Rapids, Kalamazoo, and Ypsilanti offer vibrant city living, with ample entertainment and cultural attractions.
  • Suburban Areas: For quieter living, consider cities such as Belleville, Canton, and Romulus, which provide suburban charm and peace.
  • Coastal Locations: Enjoy lakeside living in cities like Holland, Plainwell, and Saginaw, where you can take advantage of beautiful waterfronts and serene surroundings.
  • Rural Areas: If you prefer wide open spaces and agricultural communities, look at Lennon, Niles, and Homer.

When choosing the right location for your mobile home, consider factors such as the local cost of living, job opportunities, and proximity to loved ones. Michigan offers plenty of options for any lifestyle, so explore the state thoroughly to find the perfect fit for your needs.

Buying Process of a Mobile Home in Michigan

1. Searching for Mobile Homes for Sale

When you begin your search for a mobile home in Michigan, there are various websites and platforms to help you find the perfect one.

Websites like MHVillage and Zillow offer listings specifically for mobile homes, making it easy for you to browse based on your preferred location type and budget.

Additionally, you can use filters to refine your results to include only homes within specific parks, such as all-age parks or 55+ parks.

2. Dealing with Mobile Home Dealers

As you explore available mobile homes for sale, you will likely encounter various dealers offering their services. It’s essential to choose a reputable and knowledgeable dealer who understands the Michigan mobile home market.

When visiting the dealers, don’t hesitate to ask questions about the homes they have for sale, their experience, and their recommendations on the best properties and parks suitable for your needs. This will help you make informed decisions about your new home.

3. Understanding Mobile Home Titles and Certificates

In Michigan, mobile home ownership is established through the Certificate of Manufactured Home Ownership. To obtain this certificate, you’ll need to submit the S-110L Application to the Michigan Secretary of State office.

The fee for an original or transferred mobile home title is $90. If you lose your mobile home title, you can replace it by processing a duplicate title application at a Secretary of State office.

When there is joint ownership on a title, only one owner’s signature is required for most title transactions. Knowing and understanding these processes will ensure a smooth buying experience for your new mobile home in Michigan.

Financial Aspects of Buying a Mobile Home In Michigan

When you’re considering buying a mobile home in Michigan, it’s important to understand the financial aspects involved. This will enable you to make informed decisions and ensure a smooth ownership experience.

In this section, we will cover the key financial factors, including sales tax, annual tax, and the distinction between real property and personal property.

1. Understanding Sales Tax

When purchasing a mobile home in Michigan, you’ll need to be aware of the applicable sales tax.

This tax is levied on the sale of goods and services and varies by location. In Michigan, the combined state and local sales tax rate can range from 6% to 9%.

Be sure to factor this into your budget when purchasing a mobile home, as it can significantly affect the total cost.

2. Insights on Annual Tax

Another financial aspect to consider is the annual tax for your mobile home. This tax is assessed yearly, based on the value of your mobile home, and is used to fund local government services such as public education and infrastructure maintenance.

Mobile homes are subject to both real estate taxes and personal property taxes, depending on whether they are classified as real property or personal property. It’s crucial to understand which classification your mobile home falls under, as it will impact your annual tax obligations.

3. Real Property Vs Personal Property

In Michigan, mobile homes can be classified as either real property or personal property. If your mobile home is permanently affixed to a piece of land you own, it is considered real property, and you will be responsible for real estate taxes. Real estate taxes are typically based on the assessed value of the land and the mobile home.

On the other hand, if your mobile home is not permanently affixed to land and is resting on a rented lot, it falls under the category of personal property. In this case, you will be liable for personal property taxes, which are typically assessed at a lower rate than real estate taxes.

Be sure to familiarize yourself with your local tax rates and regulations to ensure you properly account for your mobile home’s classification and the associated tax implications.

As you continue your journey towards buying a mobile home in Michigan, being well-versed in these financial aspects will help you make better decisions and smoothly navigate the process. Take the time to thoroughly research these topics and consult with experts if necessary, to ensure a successful mobile home ownership experience.

Important Entities in Michigan Mobile Home Market

When considering buying a mobile home in Michigan, it’s essential to familiarize yourself with some of the key entities involved in the market. Michigan’s mobile home market offers various options, ranging from homes within mobile home communities to those on private land.

This versatility has led the state to rank third in the country for the number of mobile home communities, with over 900 available to potential homeowners ^1^.

One such entity involved in the Michigan mobile home market is Sunrise Homes Co Inc.

As a reputable mobile and manufactured home company, they offer a variety of options for those interested in purchasing a home. Their experience in the market can help guide you toward making the right decision regarding your new mobile home.

The Michigan Manufactured Housing Association (MMHA) is another entity that plays a significant role in the industry.

They provide essential services and support to both mobile home retail centers and the industry as a whole. By offering resources such as educational workshops and networking opportunities, MMHA helps to grow and improve Michigan’s mobile home community.

When it comes to financing your mobile home, there are various entities that can assist you in navigating the process. REO, or real estate owned, services can provide an alternative financing route for potential homebuyers. Utilizing a company that specializes in REO services can help streamline the process and ensure the best possible outcome.

Century Mortgage is another example of an entity involved in this market.

They offer financing solutions specifically tailored for mobile home buyers. Their expertise in this specific niche will help you secure the best financing options for your new home.


Buying a mobile home in Michigan can be a great option for affordable housing. With a wide variety of options available, you’re sure to find a manufactured home that fits your needs and budget.

Before making a decision, it’s essential to consider factors like whether you’d prefer a new or used model, as well as the rules and regulations that may impact your purchase. You can find helpful information online on these topics, ensuring you’re well-prepared when the time comes.

As you make your way through the buying process, remember to be confident and knowledgeable about your choices. We encourage you to research the current market trends and to reach out to local experts or dealers to get their insights.

In conclusion, if you carefully consider all the factors involved and do your due diligence, you should be able to find your perfect mobile home in Michigan. Good luck with your search!

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