Mobile Homes and CTDs: Navigating Unique Property Tax Challenges in Colorado

🏠 Why Mobile Homes Require Special Attention

Mobile homes in Colorado present unique challenges for title companies—especially when it comes to Certificates of Taxes Due (CTDs). Unlike traditional real estate, mobile homes may be taxed as personal property, real property, or both, depending on how they’re titled and affixed to land.

This dual classification can lead to confusion, missed liens, and delayed closings if not properly addressed.

🔍 Common Issues Title Companies Encounter

1. Split Taxation
   A mobile home may have separate tax bills for the land and the structure. The CTD might only reflect one portion, leaving unpaid taxes undiscovered.

2. Unconverted Titles
   If the mobile home hasn’t been legally converted to real property, it may still be subject to DMV registration and personal property taxes.

3. Missing or Incomplete CTDs
   Some counties issue separate CTDs for mobile homes and land parcels, requiring extra diligence to ensure all taxes are accounted for.

📑 What Title Companies Should Do

To avoid surprises:

• Verify the property classification with the county assessor.
• Request CTDs for both the land and the mobile home, if applicable.
• Check for DMV records if the mobile home is still titled as personal property.
• Include disclosure language in the title commitment about the mobile home’s tax status.

⚖️ Legal and Risk Considerations

Colorado law requires full disclosure of all tax obligations. Title companies should:

• Confirm whether the mobile home is permanently affixed and legally part of the real estate.
• Escrow funds if there’s uncertainty about unpaid personal property taxes.
• Consult legal counsel if the mobile home’s title status is unclear or disputed.

🛠️ How COCRS Can Help

COCRS simplifies mobile home transactions by:

• Providing access to county assessor and treasurer records.
• Offering contact reports to reach relevant officials.
• Flagging potential classification or tax status issues before closing.

✅ Final Thoughts: Don’t Let Mobile Homes Complicate Closings

Mobile homes may be small, but the tax issues they bring can be big. By using COCRS’s tools and verifying both real and personal property obligations, title companies can ensure clean closings and protect all parties involved.

📞 Call to Action

Need help verifying mobile home tax status or obtaining dual CTDs?
Contact COCRS today—we’ll handle the research so you can close with confidence.