Do mobile homes or trailers count as assets?
Short answer: If the person lives in it, a mobile home is usually treated as the home and can be exempt. A second mobile home or trailer generally counts.
Figures change periodically. Double-check current amounts before relying on them.
Medicaid looks at how the property is used, not what kind of structure it is.
- A mobile or manufactured home that is the person’s principal place of residence is generally treated as the home, along with the land it sits on if the person owns it. It can be exempt under the same rules as a house: while the person lives there, intends to return, or a spouse or dependent relative lives there, subject to the home equity limit.
- A travel trailer, RV or camper used for recreation is generally a countable asset, valued at what it could be sold for, minus any loan. If it is the person’s only vehicle used for transportation, it might be the exempt vehicle.
- A second mobile home or one used as a rental is generally countable, though rental property may be treated as income-producing property in some states.
Estate recovery can apply to a mobile home that is part of the estate.
Provide the title, any loan statement and an estimate of value.
Getting help
Every situation is different, and small facts can change the answer. If this question affects a real decision, especially with a spouse at home, a home, gifts or a trust, a Certified Medicaid Planner can apply your state’s rules to your situation. As a rough guide, published fees for help with an application range from about $500 to $6,000, and hourly help from about $150 to $600.
Related
Last updated for 2026. General information only, not legal or financial advice. Medicaid Answers is a free educational resource published by Medicaid Answers Foundation.