Explained in plain words
A manufactured home starts life as personal property — titled like a vehicle. Conversion retires that title and makes the home part of the land's real property, transferred by deed like a site-built house. It is the single most valuable paperwork move in this niche: converting saves a typical borrower about $49,000 over a $100,000 loan (Pew, February 2026), because the home crosses from home-only loan pricing to mortgage pricing. About 88,000 borrowers (2018–2024) took home-only loans despite owning their land and likely being mortgage-eligible (Pew) — this page is for the next 88,000.
Three facts decide it in nearly every state: you own the land under the home; the home is permanently affixed (wheels and running gear gone, an approved foundation); and every lien is released or every lienholder consents in writing. Miss one and the filing stops — Michigan's affixture affidavit, for example, must name every security-interest holder with that holder's written consent attached.
California records the HCD 433A foundation notice and the HCD title cancels. Texas elects real property on its Statement of Ownership form and records a certified copy with the county — not complete until recorded. Ohio's owner must surrender the title to the County Auditor within 15 days of meeting the real-property conditions. Virginia cancels the title at the DMV, then files the Affidavit of Affixation with the circuit court clerk. Washington calls it Title Elimination and runs it through the county auditor and recorder. Different forms, same skeleton: surrender the title, record the affixture, own one piece of real property.
A surrendered title with no recorded affidavit, or an affidavit with an unreleased lien still on the record, leaves the home in limbo — worse than either clean state. The conversion workbook in the Playbook exists to walk the order; the checker returns your state's eligibility and process in one result.
See the $39 Manufactured Home Playbook
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General information about how the process works in your state — not legal advice. For a contested eviction, a park-sale fight, or a title dispute with a lienholder, a local attorney or legal-aid office is the next step.