How to Value a Mobile Home in Arizona (When It’s Not Affixed to Land)
Why It Matters for Estate Planning and Estate Administration
If you’re administering a loved one’s estate or getting your own affairs in order, one detail often overlooked—but critically important—is the value of a mobile or manufactured home that isn’t affixed to land. Whether you’re serving as a personal representative, trustee, or simply planning ahead, knowing how to correctly value this type of asset can impact probate, tax reporting, inheritance distribution, and even Medicaid planning.
Here’s what you need to know.
The Unique Nature of Mobile Homes (Unattached to Land)
Unlike traditional homes, mobile and manufactured homes that are not affixed to real property (and don’t come with a lot lease) are treated more like personal property than real estate in Arizona. That means they’re titled through the Arizona Department of Transportation (ADOT) and must be valued accordingly—especially when the home is part of an estate.
This creates a problem: most people don’t know where to start.
Why Proper Valuation Matters
- For Estate Administrators: A correct valuation helps you comply with Arizona probate reporting requirements and ensures fair distribution to heirs.
- For Estate Planning Clients: Knowing the value allows you to plan intelligently around tax exposure, gifting, Medicaid eligibility, or whether the home should be passed outside of probate.
- For Heirs and Beneficiaries: A clear valuation can help avoid disputes and delays, especially when deciding whether to keep, sell, or transfer the asset.
5 Reliable Ways to Determine the Value of a Mobile Home in Arizona
Here are the best strategies we recommend, depending on your needs and timeline:
1. Use the NADA Manufactured Housing Appraisal Guide
This is the gold standard for manufactured home values and is widely accepted by lenders, dealers, and estate professionals.
- What You’ll Need: Make, model, year, size, and any upgrades.
- Where to Access: JD Power’s NADAguides
- Best For: Estate inventories, fair market value estimates for probate, and asset protection planning.
Estate Tip: We often include a NADA valuation as part of our estate administration services when a mobile home is involved.
2. Research Comparable Sales in Your Area
This is a boots-on-the-ground method, and while it may not be perfect, it gives you a reality check based on current market trends.
- Where to Look: Facebook Marketplace, Craigslist, MHBay.com, MobileHome.net
- Key Comparison Points: Year, size, condition, and location (though the home itself—not the land—is what matters most here).
- Best For: Quick value assessments when timing is tight or when deciding whether to list the home for sale.
3. Speak With a Mobile Home Dealer or Broker
Licensed dealers often offer trade-in valuations or informal appraisals—sometimes for free.
- Who to Contact: Local Arizona dealers who specialize in used manufactured homes.
- Best For: Quick informal estimates, or when you’re considering selling the home out of the estate.
Pro Tip: Be cautious—dealers may offer below-market values if they think you’re eager to sell. We often assist clients in reviewing these offers before they commit.
4. Hire a Certified Mobile Home Appraiser
For high-value estates or situations where documentation is critical (e.g., family disputes, IRS audits), a professional appraiser is the safest route.
- Cost: Typically $250–$500
- What You Get: A formal, objective report that can be used in probate court or trust administration.
- Best For: Estates over $100,000 in value, or when planning to transfer the home through a trust.
5. Check With the Arizona MVD (ADOT)
Since unattached mobile homes are treated like vehicles, the ADOT title can provide depreciation data or historical values that may be useful.
- Where to Start: ADOT Mobile Home Title Transfer Info
- Best For: Establishing ownership history, depreciation baselines, or transfer steps.
The Bottom Line
If a mobile home is part of your estate—or one you’re administering—it’s not just a structure. It’s a titled asset that needs to be properly valued, reported, and distributed. Without a clear strategy, families can risk overpaying taxes, triggering Medicaid penalties, or stirring up unnecessary legal conflict.
How We Help
At Jarvis Law, we assist Arizona families with:
- Estate Inventories: Including accurate mobile home valuations.
- Trust-Based Planning: Ensuring mobile homes pass outside of probate.
- Estate Administration: Guiding you step-by-step through valuation, title transfer, and distribution.
If you need help figuring out what a mobile home is worth—or what to do with it—we’re ready to guide you.
Need Help? Let’s Talk.
Schedule a discovery call with our team today. We’ll help you untangle the next steps so you can protect your family, preserve your assets, and move forward with confidence.
📅 Book a Free 15-Minute Call – Here is the link for the 15 minute call: https://planmylegacytoday.com/15mins