Does Your Situation Qualify for the No-Probate Path?
Texas allows a simplified title transfer after death — bypassing probate court entirely — if your situation meets all of these conditions:
- The manufactured home's fair market value is $75,000 or less at the time of the owner's death (this is the Texas small estate threshold as of 2025)
- No probate proceeding has been opened, or if one was opened, the home was not included in it
- At least 30 days have passed since the owner's death
- The home is titled as personal property (not yet converted to real property and attached to land by deed)
- There is no existing court order directing how the property should be distributed
Who Handles This in Texas: TDHCA, Not the DMV
This is the single most common mistake Texans make when trying to transfer a manufactured home title after a death: they go to the DMV or the county tax office. Neither of those agencies handles manufactured home titles in Texas.
The Texas Department of Housing and Community Affairs (TDHCA), specifically its Manufactured Housing Division, is the agency that issues, transfers, and cancels all manufactured home titles in Texas. Their office is in Austin, and while some transactions can be handled by mail, the fastest option for straightforward estate transfers is to submit directly to TDHCA.
TDHCA contact for title matters: (512) 475-2200 — select "Manufactured Housing" from the main menu. Their mailing address for title documents is P.O. Box 12489, Austin, TX 78711-2489.
Step-by-Step: The No-Probate Title Transfer Process
- Obtain a certified copy of the death certificate You'll need at least one certified copy (not a photocopy) from the county clerk or Texas Vital Statistics. Cost is typically $20–$25 per copy. You can order online through the Texas DSHS eVital portal or in person at the county clerk's office where the death was recorded.
- Locate the current manufactured home title Find the original Texas Statement of Ownership (the TDHCA title document). If you can't find it, you'll need to apply for a duplicate first using TDHCA Form MH006. This adds 2–4 weeks to the process. The Statement of Ownership will show the home's label number (HUD label), which is required on all TDHCA filings.
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Complete TDHCA Form MH206 — Heirship Affidavit
This is the core form for a no-probate heirship transfer. Download it directly from the TDHCA manufactured housing forms page at tdhca.state.tx.us. The form requires:
- Full legal name, address, and relationship to deceased of every heir
- Statement that the estate qualifies (under $75,000, no probate, 30+ days since death)
- Description of the manufactured home including HUD label number, make, model, year, and TDHCA title number
- Signature of all heirs who are entitled to an interest in the home
- Have all heirs sign the affidavit before a notary Every heir who will sign must appear before a licensed Texas notary public. If an heir is out of state, they can sign before a notary in their state — Texas accepts out-of-state notarizations. There is no specific Texas form for this; any valid notarization is acceptable.
- Complete TDHCA Form MH001 — Statement of Ownership Application This is the application that creates the new title in the heir's (or heirs') name. If there are multiple heirs who all want to be on the title, all names go on this form. If heirs have agreed that one person receives the home, only that person's name goes on the application.
- Gather all required documents and calculate fees See the documents and fees checklist below.
- Submit to TDHCA by mail or in person Mail to: TDHCA Manufactured Housing Division, P.O. Box 12489, Austin, TX 78711-2489. For in-person submission, the TDHCA office is at 221 East 11th Street, Austin, TX 78701. In-person processing is faster — expect 2–3 business days vs. 3–5 weeks by mail during busy periods.
- Receive new Statement of Ownership TDHCA will issue a new Statement of Ownership listing the heir(s) as owner. This is the legal title to the home. Keep it in a safe place.
Required Documents Checklist
- Certified copy of the deceased's death certificate
- Original Statement of Ownership (current title) or TDHCA Form MH006 (duplicate title application) if lost
- Completed TDHCA Form MH206 (Heirship Affidavit), signed and notarized by all heirs
- Completed TDHCA Form MH001 (Statement of Ownership Application)
- Any lien release documents if there was an outstanding loan on the home (lender must provide Form MH202 or equivalent lender letter)
- Government-issued photo ID for all heirs signing the affidavit
- Payment for TDHCA fees (see below)
Fee Schedule (2025)
| Fee | Amount | Notes |
|---|---|---|
| Statement of Ownership transfer fee | $55 | Standard TDHCA transfer fee |
| Heirship affidavit processing | Included in transfer fee | No separate charge |
| Duplicate title (if original lost) | $55 | File MH006; adds processing time |
| Certified death certificate | $20–$25 | County clerk or DSHS; varies by county |
| Notary fee | $6–$20 per signature | Texas max is $6/signature for in-state notaries; UPS/FedEx stores typically charge $10–$20 |
| Estimated total | $100–$175 | Without duplicate title; add ~$55 if title is lost |
Timeline Expectations
If you submit all documents correctly and the estate is straightforward:
- In-person at TDHCA Austin: 2–5 business days for a new Statement of Ownership
- By mail: 3–8 weeks, depending on TDHCA volume — their processing time fluctuates significantly and can stretch during peak periods (January and the summer months)
- If a duplicate title is needed first: Add 2–4 weeks before you can even begin the transfer process
What If There Are Multiple Heirs Who Disagree?
The no-probate heirship affidavit requires all heirs to sign. If any heir refuses to sign, is unreachable, or disputes ownership, the affidavit path is not available. In that case, the estate will need to be opened in probate court, and the judge will determine how the home is distributed. This is a significantly more expensive and time-consuming process — typically 6–18 months and several thousand dollars in legal fees.
If heirs agree on who should receive the home but one can't be physically present, they can sign before a notary in their location and mail the notarized page to whoever is coordinating the filing. Texas does not require all heirs to sign simultaneously.
What If the Home Is in a Mobile Home Park (Land Not Owned)?
The process is identical whether the home sits on owned land or in a park. The park owner has no role in the title transfer — the title is separate from the lot lease agreement. However, heirs should notify the park manager of the ownership change and update the lot lease in the new owner's name to avoid complications with rent payments and park rules.
Note: If you later want to convert the home to real property by retiring the title, the home must be on land you own — park lots don't qualify.
Frequently Asked Questions
A lien on the title must be resolved before or simultaneous with the transfer. If the loan is paid off, the lender should provide a lien release (TDHCA Form MH202 or a lender letter that meets TDHCA's requirements). If the loan is not paid off, the heir can assume the loan (if the lender permits) or pay it off with estate funds before the transfer. TDHCA will not issue a new clean title until the lien is released.
You don't need an attorney for the heirship affidavit process — it's a straightforward administrative filing with TDHCA. However, if the estate is contested, the home's value exceeds $75,000, or there are complications like missing heirs, an estate attorney can be worth the cost. For most straightforward situations, heirs handle this directly with TDHCA without legal help.
TDHCA does not require a formal appraisal. You can use the county appraisal district's assessed value, an NADA manufactured housing guide estimate, or a letter from a local dealer. The $75,000 threshold refers to the home's value alone — not the land it sits on (if the land is separately owned). If you're close to the threshold and want certainty, a certified appraiser who handles manufactured housing can provide documentation.
Yes. Texas requires that all ad valorem taxes be current before TDHCA will process a title transfer. You may need a tax certificate from the county appraisal district confirming taxes are paid. If the estate has delinquent taxes, those must be paid (possibly with estate funds) before the transfer can proceed. Contact your county appraisal district for a tax status statement.
If the home and land are separate (the home has a TDHCA title and the land has a deed), they transfer separately. The home goes through TDHCA; the land goes through the county clerk via a deed or affidavit of heirship for real property. After both transfers are complete, you may then choose to convert the manufactured home to real property by retiring the TDHCA title and affixing it to the land by deed — but that's optional and has its own process.
Related: Texas Complete Title Transfer Guide · After-Death Transfers (All States) · Heir Affidavit vs. Probate · Find Your Transfer Path