Disclaimer: General educational research only — not legal, tax or financial advice. Rules differ by state and by family. Talk to an estate planning attorney in your state before you act.
Estate Planning Data & Research → Mobile Homes Owned by Seniors by State
For many retirees, the home they leave behind is a mobile or manufactured home. Census data counts 1,862,323 homeowners 65 and older living in one, 6.3% of all older homeowners. These homes are often titled like vehicles rather than real estate, and many sit on a rented lot in a park. When the owner dies, heirs can face title paperwork and lot-rent deadlines that don’t apply to an ordinary house.
This page shows older owners and renters of mobile homes in every state and D.C., with the heir rules we checked in state park laws.
A will, a trust or a beneficiary designation on the title can keep a mobile home from being lost during probate. See how a trust and a will differ.
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Key findings
- 1,862,323 owner households headed by someone 65+ live in a mobile home or similar unit (6.3% of 29,565,705 older owners), according to the Census ACS 2024 1-year (table B25125). Another 302,430 older householders rent one.
- The share is highest in Arizona (13.8%), New Mexico (13.7%), Mississippi (12.1%), Oregon (11.9%), South Carolina (11.4%), West Virginia (11.1%).
- It is lowest in District of Columbia (0.0%), Hawaii (0.2%), Connecticut (1.1%), New Jersey (1.6%), Maryland (1.7%).
- The largest counts are in Florida (268,698), California (168,044), Texas (135,476), Arizona (104,664), North Carolina (90,478).
- Across all ages, 5.9% of owners live in a mobile home, so older owners are slightly more likely than average to own one.
Older mobile-home owners by state, with heir rules
| State | Owners 65+ in a mobile home | Share of 65+ owners (%) | Renters 65+ in a mobile home | Heir rule in park law | Verification |
|---|---|---|---|---|---|
| Alabama | 50,260 | 9.8 | 8,864 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Alaska | 2,140 | 4.0 | 308 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Arizona | 104,664 | 13.8 | 10,763 | An heir may live in the home only if they qualify as a park tenant, or may sell it under the deceased tenant’s rental agreement; heir must pay amounts past due. | Verified |
| Arkansas | 29,223 | 10.1 | 5,842 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| California | 168,044 | 6.2 | 32,614 | An heir or personal representative may sell the home in place, but only if rent, utilities and upkeep since the death are paid as they come due; otherwise the park can require removal. | Partly verified |
| Colorado | 19,440 | 4.0 | 2,664 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Connecticut | 3,599 | 1.1 | 955 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Delaware | 8,548 | 7.1 | 911 | The lot lease transfers to heirs if an heir lived in the home, otherwise to heirs and the estate for 1 year; no eviction action for at least 90 days after the last tenant dies; estate or heirs must notify the community within 90 days. | Verified |
| District of Columbia | 0 | 0.0 | 0 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Florida | 268,698 | 10.7 | 33,764 | No heir-specific section found. Parks may not bar an owner from selling the home in the park or require removal solely because of a sale. | Verified |
| Georgia | 61,598 | 7.1 | 14,297 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Hawaii | 276 | 0.2 | 44 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Idaho | 14,129 | 7.9 | 2,413 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Illinois | 28,224 | 2.5 | 4,457 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Indiana | 24,233 | 3.8 | 4,102 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Iowa | 10,727 | 3.4 | 1,327 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Kansas | 9,205 | 3.4 | 2,153 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Kentucky | 38,342 | 8.9 | 5,440 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Louisiana | 44,841 | 10.5 | 8,240 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Maine | 16,135 | 9.5 | 2,916 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Maryland | 8,798 | 1.7 | 1,404 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Massachusetts | 11,325 | 1.9 | 1,598 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Michigan | 49,916 | 4.8 | 6,665 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Minnesota | 14,894 | 2.8 | 1,342 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Mississippi | 35,118 | 12.1 | 4,864 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Missouri | 28,421 | 4.8 | 6,760 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Montana | 12,702 | 10.4 | 1,723 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Nebraska | 3,353 | 1.9 | 526 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Nevada | 20,268 | 7.9 | 2,787 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| New Hampshire | 12,556 | 8.5 | 1,148 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| New Jersey | 12,507 | 1.6 | 1,549 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| New Mexico | 32,050 | 13.7 | 3,272 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| New York | 45,365 | 3.0 | 8,088 | The executor or administrator can sell the home in the park without the usual 20-day notice; the park may approve the buyer but may not unreasonably withhold approval. | Verified |
| North Carolina | 90,478 | 9.0 | 23,111 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| North Dakota | 4,375 | 6.6 | 362 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Ohio | 39,041 | 3.4 | 7,788 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Oklahoma | 26,805 | 7.7 | 4,322 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Oregon | 48,333 | 11.9 | 5,565 | If the sole tenant dies, the personal representative or heir who responds within 45 days can get a storage agreement for up to 90 days or until probate ends, and may sell the home to a buyer who stays on the space. | Verified |
| Pennsylvania | 52,924 | 4.0 | 9,796 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Rhode Island | 1,723 | 1.8 | 118 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| South Carolina | 64,515 | 11.4 | 10,238 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| South Dakota | 6,721 | 8.1 | 1,157 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Tennessee | 44,483 | 6.8 | 7,884 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Texas | 135,476 | 6.5 | 23,693 | An owner can record a beneficiary on the state ownership record; the beneficiary must apply within 365 days of death. Separate rules let a landowner declare a home abandoned after 4 months unoccupied. | Verified |
| Utah | 8,886 | 4.0 | 2,292 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Vermont | 5,333 | 6.9 | 706 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Virginia | 31,942 | 4.2 | 8,755 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Washington | 62,064 | 9.4 | 6,498 | No heir-specific section found. A rental agreement is assignable to anyone the tenant sells or transfers the home to, with landlord approval that can’t be unreasonably withheld. | Verified |
| West Virginia | 23,443 | 11.1 | 3,003 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Wisconsin | 19,234 | 3.3 | 2,449 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
| Wyoming | 6,948 | 10.7 | 893 | Not reviewed for this page. Check your state’s manufactured-home park law. | Not reviewed |
Source: U.S. Census Bureau, ACS 2024 1-year, table B25125 (tenure by age of householder by units in structure). The Census category is “mobile home, boat, RV, van, etc.” State rules: Family Estate Guide review of state statutes and agency guidance, October 2026. 7 states Verified against official text, 1 Partly verified, the rest Not reviewed.
What heirs run into
- Lot rent keeps running. In parks, rent and upkeep usually continue after death. In California, an heir’s right to sell the home in place depends on paying those costs as they come due (Civ. Code § 798.78). Arizona and Oregon also tie an heir’s options to paying past-due rent or storage charges.
- Title isn’t a deed. A home titled as personal property often passes like a vehicle. Texas, for example, lets an owner record a beneficiary on the state ownership record, with a 365-day deadline to claim after death.
- A home left empty can be treated as abandoned. Oregon and Texas laws set procedures and deadlines for homes left in a park or on someone else’s land.
- Medicaid and taxes still apply. See Medicaid estate recovery by state and property tax after inheritance.
Related: paid-off homes by state · senior renters who need a will · heirs’ property and disaster aid
Methodology
Census ACS 2024 1-year estimates, table B25125, pulled from the Census API on Oct. 13, 2026. “Mobile home” is the Census category “mobile home, boat, RV, van, etc.”; nearly all are mobile or manufactured homes, but the category is broader. Owners are owner-occupied householders 65+; the home may sit on owned land or a rented lot, which the ACS doesn’t separate. Survey estimates have margins of error, and small-state counts are less precise. Puerto Rico is excluded.
State rules. We read each listed statute or official agency guide. Verified means we read the current text on an official state legislature or agency site. Partly verified means the official page wouldn’t load and we read the text through a search excerpt. Not reviewed means we did not check that state for this page; it doesn’t mean the state has no rule. Park rules, leases and title law also matter.
What this doesn’t measure. Home values, whether the land is owned or rented, or how the home is titled.
Frequently asked questions
How many seniors own a mobile home?
1,862,323 homeowners 65+ live in a mobile home or similar unit, 6.3% of older owners (ACS 2024).
Can an heir keep a mobile home in a park?
Often, but it depends on state law and the park. Heirs usually must keep rent current and may need park approval to live there.
Does a mobile home go through probate?
It can. A trust, a will, or a beneficiary designation on the title where the state allows one can make the transfer easier.
Is this legal advice?
No. Talk to an estate planning attorney in your state.
Sources
Public-domain government sources only. Fetched 2026-10-13.
Data
- U.S. Census Bureau, ACS 2024 1-year, table B25125 (Tenure by age of householder by units in structure): https://api.census.gov/data/2024/acs/acs1/groups/B25125.html
Statutes and agency guidance
- Arizona (Verified): Ariz. Rev. Stat. § 33-1419. https://www.azleg.gov/ars/33/01419.htm
- California (Partly verified): Cal. Civ. Code § 798.78. https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=798.78.
- Delaware (Verified): Del. Code tit. 25, § 7013. https://delcode.delaware.gov/title25/c070/sc02/index.html
- Florida (Verified): Fla. Stat. § 723.058. https://www.flsenate.gov/Laws/Statutes/2025/0723.058
- New York (Verified): N.Y. Real Prop. Law § 233(i), per NY Homes and Community Renewal guide. https://hcr.ny.gov/system/files/documents/2022/09/guide-to-new-york-state-real-property-law-section-233.pdf
- Oregon (Verified): Or. Rev. Stat. § 90.675(20), § 90.680. https://www.oregonlegislature.gov/bills_laws/ors/ors090.html
- Texas (Verified): TDHCA Statement of Ownership instructions; Tex. Occ. Code § 1201.217. https://www.tdhca.texas.gov/sites/default/files/mh/docs/1037_0.pdf
- Washington (Verified): Rev. Code Wash. § 59.20.073. https://app.leg.wa.gov/RCW/default.aspx?cite=59.20.073
Cite this data
Family Estate Guide, “Mobile and Manufactured Homes Owned by Americans 65+, by State,” October 2026. https://familyestateguide.com/estate-planning-data/manufactured-homes-seniors-by-state/
You’re welcome to reuse the table with a link back to this page. The underlying government data is public.
Published October 13, 2026 by Family Estate Guide. Data vintage: Census ACS 2024 1-year; state statutes checked October 2026. Editorial standards.