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How to Buy a Manufactured Home: A Step-by-Step Guide

How to Buy a Manufactured Home: A Step-by-Step Guide

Manufacture homes stand out as a beacon of opportunity for potential homeowners in the quest for affordable and customizable housing. Gone are the days when the term “mobile home” evoked images of impermanent and low-quality structures. Today, manufactured homes offer a diverse array of amenities ranging from fireplaces and walk-in closets to stainless steel appliances, all while being significantly more affordable than traditional houses. This article sheds light on the crucial aspects of manufactured homes, providing insights for those considering this housing option.

Understanding Manufactured Homes

Manufactured homes are residences built in factories in accordance with the HUD Code, established by the U.S. Department of Housing and Urban Development on June 15, 1976. This code mandates that these homes be built on a permanent chassis, ensuring their mobility up to the point of delivery. Upon arrival at their final destination, the wheels are removed, and the chassis is placed on a more permanent base such as piers, masonry crawl spaces, or a concrete foundation. This building method not only lowers costs and shortens construction timelines but also enhances energy efficiency compared to site-built homes. Despite some lingering stereotypes, manufactured homes have been shown to retain or even appreciate value over time.

Manufactured Home vs. Mobile Home

The distinction between “manufactured” and “mobile” homes is largely temporal; the former refers to homes built after the implementation of the HUD Code in 1976, while the latter describes those constructed prior. Early mobile homes were often criticized for their poor quality and depreciation in value. However, modern manufactured homes, while sometimes still colloquially called “mobile homes,” offer significant improvements in structure, safety, and comfort.

Modular vs. Manufactured

Modular homes, like manufactured homes, are produced in a factory setting. However, they are assembled in sections at their permanent location and are subject to the same building codes as traditional site-built homes, unlike manufactured which adhere to the HUD Code.

Purchasing a Manufactured Home

Buying manufactured housing is akin to purchasing a vehicle; there are specialized retailers that offer both new and used options, along with customization opportunities. Financing can often be arranged through the dealers, who also manage the home’s delivery and installation. Prospective buyers can also find manufactured homes through real estate agents or online marketplaces. Some states allow direct purchases from owners.

Cost Considerations

The cost of manufactured housing varies by size and customization options. According to the U.S. Census Bureau, the average price of a new single-wide manufactured home was around $80,200, while a new double-wide was approximately $155,700. The price of the land, whether through purchase or rental in a mobile home park, adds to the overall cost and varies significantly by location.

Before purchasing land for a manufactured home, it’s crucial to research local zoning laws and land-use restrictions.

Financing Options for Manufactured Homes

If the home qualifies as real property, it can be financed through a conventional mortgage. Programs like MH Advantage and CHOICEHome offer low down payment options for eligible properties.

Manufactured homes present a versatile and affordable housing solution for those willing to navigate the associated rules and regulations. With options for customization and financing, they serve as a viable alternative to traditional housing, particularly for budget-conscious buyers. As the industry continues to evolve, the appeal of manufactured homes is likely to grow, offering a pathway to homeownership for many.

The Essentials of Manufactured Home Loans

Manufactured homes, once referred to as mobile homes, have come a long way in terms of quality and design. Recognizing this, the U.S. government has made strides in making loans accessible for these types of homes. However, the key to unlocking these loans lies in the classification of your manufactured home as real property. This distinction is crucial and is typically achieved when the home is permanently affixed to a foundation and meets specific size requirements.

VA Loans: Veterans’ Path to Manufactured Home Ownership

For veterans and active military members, the U.S. Department of Veterans Affairs (VA) offers tailored loans for manufactured homes. Qualifying as real property, these homes are purchased or refinanced through VA loans. Available options include:

Buying or refinancing the manufactured housing alone. Financing the purchase or refinance of both the home and the lot. Acquiring and improving a lot for your existing mobile home. Refinancing your manufactured housing to finance a lot of purchases.

This flexibility underscores the VA’s commitment to providing veterans with varied pathways to homeownership.

USDA Loans: Rural Living Redefined

The U.S. Department of Agriculture (USDA) also steps in to offer financing solutions, focusing on those who prefer the tranquillity of rural living. To be eligible for a USDA loan, the manufactured home must be newly built, exceed 400 square feet, and be permanently fixed to a foundation. Furthermore, the site must align with USDA’s definition of rural, providing a unique opportunity for those looking to establish roots in less urbanized areas.

Navigating Alternative Financing Options

FHA Loans: Broadening Horizons

For those whose manufactured homes are still on wheels or are classified as personal property, the Federal Housing Administration (FHA) provides a beacon of hope. The FHA designs Title I loans for purchasing or refinancing a manufactured home and/or lot, provided you use the house as your primary residence. These loans cap at specific amounts but provide a viable solution for financing your home.

Chattel Loans: Flexible Yet Costly

Chattel loans present another financing route, particularly suited for movable properties like manufactured homes not affixed to a permanent lot. While these loans offer flexibility, especially for homes within manufactured communities, they often carry higher interest rates and shorter term lengths, necessitating a careful evaluation of your financial plans.

Direct Financing: From Seller to Buyer

An often overlooked option is financing directly through the seller, whether a dealership or a private individual. This route can simplify the buying process, eliminating intermediaries and potentially offering more negotiable terms. However, due diligence is essential to ensure clarity and legality in the loan agreement.

Charting Your Path to Ownership

Embarking on the journey to owning a manufactured home is an exciting venture filled with opportunities and challenges. By understanding the various government-backed loans and financing options available, you can make informed decisions that align with your homeownership goals and financial situation. Whether through VA, USDA, FHA loans, chattel loans, or direct financing, the dream of owning a manufactured home is more accessible than ever. Embrace the process, seek the best option for your circumstances, and step confidently toward securing your future home.

Understanding Manufactured Home Loan Rates

Manufactured house loan rates are typically higher than those for traditional houses. This difference is due to the perceived higher risk by lenders, as manufactured houses can depreciate faster than site-built homes. Loan rates may vary based on the type of loan you choose, such as conventional, FHA, VA, or USDA loans. However, the gap in costs between financing manufactured housing and a site-built home is narrowing, thanks to more competitive lending practices.

Factors Influencing Loan Rates

Several factors can influence the interest rate on a manufactured home loan, including:

Credit Score: A higher credit score can help you secure a lower interest rate. Loan-to-Value (LTV) Ratio: This is the amount of the loan versus the value of the home. A lower LTV ratio may lead to a lower interest rate. Age of the Manufactured Housing: Newer houses often secure lower interest rates than older models, reflecting their higher value and lower risk.

Some homeowners may opt to finance their manufactured home with a personal loan. While the best personal loan rates can be competitive, the worst rates might resemble those of credit cards, emphasizing the importance of shopping around for the best deal.

Pros and Cons of Homes

Before diving into the world of manufactured homes, it’s essential to weigh their advantages and disadvantages.


Affordability: Manufactured homes are generally more affordable than traditional homes, offering a cost-effective entry into homeownership. Efficiency: The construction process for homes is streamlined and quicker, leading to fewer errors and a shorter timeline from construction to move-in. Energy Efficiency: Modern homes must comply with the HUD code, which includes standards for energy efficiency. Versatility: These homes are easily customized and expanded to meet changing needs, providing flexibility for homeowners.


Financing Challenges: Securing financing can be more difficult for homes, particularly if the home is not classified as real property. Location Constraints: Unlike traditional homes, homes require the purchase or leasing of land, adding to the overall cost. Perception Issues: Despite improvements in quality and safety, manufactured houses can still face stigma, potentially affecting resale value.

Making an Informed Decision

When considering a manufactured home, it’s crucial to understand the specifics of loan rates and the overall financial implications. While the initial costs may be lower, potential homeowners must consider long-term factors such as financing, land acquisition, and depreciation. By carefully weighing the pros and cons and exploring all financing options, buyers can make an informed choice that aligns with their financial situation and lifestyle needs.

In summary, while manufactured home loan rates may be higher, the affordability and flexibility of these homes make them an attractive option for many. By doing thorough research and consulting with financial experts, prospective buyers can navigate the complexities of home financing and take a significant step toward homeownership.

The post How to Buy a Manufactured Home: A Step-by-Step Guide appeared first on FinanceBrokerage.

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