How to finance a mobile or manufactured home

Key takeaways

  • Cell properties, often known as manufactured properties, generally is a cost-effective various to purchasing a standard dwelling.
  • On account of their decrease value and depreciation, most conventional mortgage lenders do not supply financing choices for these sorts of properties.
  • FHA Title I and Title II loans, Freddie Mac loans, Fannie Mae loans and private loans are some methods you may finance the acquisition of a cell or manufactured dwelling.

With the median worth of properties exceeding $400,000, cell properties, additionally known as manufactured properties, may be less expensive whereas providing extra flexibility. In accordance with the Manufacturing Housing Institute, the common manufactured dwelling sells for about $127,250.

That mentioned, financing the acquisition of a cell or manufactured dwelling could require extra digging than buying a standard dwelling. That’s as a result of most mortgage lenders don’t supply financing for a lot of these properties because of their decrease value and depreciating worth. Nonetheless, there are some choices out there.

What are the variations between cell, modular and manufactured properties?

You’ll usually hear the phrases cell, manufactured and modular used interchangeably when discussing these related varieties of properties. Whereas they’re associated, there are some necessary variations between these properties.

Cell dwelling

A cell house is constructed at a manufacturing facility earlier than it’s delivered to a property for setup. It could or could not use steel tie-downs rather than a standard basis. Nevertheless, this rationalization can apply to manufactured properties as effectively.

Whether or not a home is taken into account a cell dwelling depends upon when it was made. Houses inbuilt a manufacturing facility earlier than June 15, 1976, are generally known as cell properties. That is when the U.S. Division of Housing and City Improvement (HUD) enacted the Nationwide Manufactured Housing Building and Security Requirements Act.

After that date, new security requirements went into impact, resulting in a brand new designation for these properties.

Common worth vary: $10,000-$50,000.

Key options:

  • Constructed earlier than June 15, 1976.
  • Inbuilt a manufacturing facility after which delivered to the property absolutely constructed.
  • Typically constructed on a steel body as an alternative of getting a crawl area or basement.
  • Could have tie downs as an alternative of a everlasting basis.

Typical sizes: Single huge (between 500 to 1,200 sq. ft) or double huge (between 1,000 to 2,000 sq. ft).

Greatest for: Somebody buying a pre-existing cell dwelling and in search of a cheaper price vary than a brand new manufactured dwelling.

Manufactured dwelling

Like cell properties, manufactured properties are inbuilt a manufacturing facility. They are often arrange at their everlasting location on blocks, steel piers or a everlasting basis. In contrast to cell properties, manufactured properties should not meant to be moved as soon as they’re arrange.

In accordance with the Housing Act of 1980, factory-built properties constructed on or after June 15, 1976, are manufactured properties. HUD extremely regulates the development of those properties beneath the Manufactured House Building and Security Requirements (HUD Code).

Moreover, a lot of these properties should meet native constructing requirements for the communities the place they are going to be situated. Corporations that assemble manufactured properties should get their designs authorized by a HUD-approved Design Approval Primary Inspection Agency, which makes certain the plans are protected for shoppers and adjust to the regulation.

Common worth vary: $86,100-$158,633.

Key options:

  • Constructed after June 15, 1976.
  • Inbuilt a manufacturing facility after which delivered to the property absolutely constructed.
  • Typically constructed on a steel body as an alternative of getting a crawl area or basement.
  • Could have tie downs as an alternative of a everlasting basis.

Typical sizes: Single huge (between 500 to 1,300 sq. ft) or double huge (between 1,000 to 2,300 sq. ft).

Greatest for: These in search of a brand new dwelling with little to no setup or constructing required on web site.

Modular properties

Like cell and manufactured properties, modular properties are inbuilt a manufacturing facility and shipped to the land the place they are going to be arrange. Nevertheless, modular properties are extra just like conventional properties. They usually embody crawlspaces and basements and use a standard basis.

Modular properties will also be delivered in two or extra modules which are put collectively on-site within the desired association. This characteristic is the place they get their modular identify. An area contractor usually manages the method of becoming a member of these a number of items collectively to finish the house’s building.

Modular properties should be constructed to the identical state, native or regional constructing codes as site-built properties.

Common worth vary: $80,000-$200,000.

Key options:

  • Often delivered to the property in a number of items and requires some building onsite.
  • Sometimes constructed on a crawl area or basement.
  • Seems to be extra like a historically constructed dwelling in dimension and options.

Typical dimension: Between 1,000 and a couple of,500 sq. ft.

Greatest for: These in search of a standard fashion dwelling with customizable options at a cheaper price tag.


Bankrate’s take:

Earlier than you store, perceive the distinction between a cell, modular and manufactured dwelling, so you may select the choice that makes essentially the most sense for you.

Methods to acquire cell dwelling financing

When you determine in your cell dwelling’s options and the place to place it, it’s time to determine the best way to pay for it. There are just a few choices to contemplate when financing a cell dwelling.

FHA loans

HUD gives cell dwelling loans via the Federal Housing Administration mortgage program. This contains Title I and Title II loans.


Title I loans

A Title I manufactured dwelling mortgage can be utilized in a number of methods, together with to finance the acquisition of a brand new or used manufactured dwelling, refinance a manufactured dwelling buy, to purchase the developed lot on which to find one of these dwelling, and for a mixture buy of each the lot and the house itself. These funds will also be used to change, restore or enhance a manufactured dwelling.

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Lenders can supply Title I cell dwelling loans even when the customer doesn’t personal or isn’t planning to buy the land on which the manufactured dwelling will stand. These properties will usually be positioned in a manufactured dwelling neighborhood or cell dwelling park. If the borrower doesn’t personal (or isn’t shopping for) the land, they have to present a signed lease for a cell dwelling plot with an preliminary time period of at the least three years.

The mortgage program has different necessities referring to the phrases of the mortgage.

Maximum loan amount:

  • Manufactured dwelling solely: $69,678
  • Manufactured dwelling lot: $23,226
  • Manufactured dwelling and lot: $92,904

Maximum loan term:

  • Manufactured dwelling: 20 years, plus 32 days
  • Single-wide manufactured dwelling and lot: 20 years, plus 32 days
  • Manufactured dwelling lot: 15 years, plus 32 days
  • Multi-unit manufactured dwelling and lot: 25 years, plus 32 days

Title II loans

This mortgage program insures loans that debtors can use to finance a qualifying manufactured dwelling, together with land, so long as it meets the necessities.

For instance, you may solely use a Title II mortgage if you happen to plan to stay within the manufactured dwelling as your major residence — actual property buyers needn’t apply. Different necessities for the house embody:

  • Have a minimal ground space of 400 sq. ft or larger.
  • Be constructed after June 15, 1976.
  • Have to be categorised as actual property however not essentially for state tax functions.
  • Have to be constructed and stay on a everlasting chassis.
  • The mortgage should cowl the house and the land on which it stands.

Title II loans can’t be used for manufactured properties on leased land in manufactured dwelling communities or cell dwelling parks. Down funds on a Title II mortgage can go as little as 3.5 %, and phrases can final so long as 30 years.

Fannie Mae

Some lenders supply Fannie Mae mortgages to debtors who want to finance a manufactured dwelling via the MH Benefit program. To qualify, you must fulfill a variety of eligibility standards, together with putting in the house with a driveway and a sidewalk that connects the driveway, carport or indifferent storage.

To qualify for this program, the house should additionally meet sure building, architectural design and power effectivity requirements just like site-built properties.

The loans include 30-year financing, and also you might be able to safe them with a down cost as little as 3 %. As an additional advantage, rates of interest on MH Benefit mortgages are typically decrease than these of most conventional loans for manufactured properties.

Freddie Mac

You might be able to receive standard financing for a manufactured dwelling via the Freddie Mac House Doable mortgage program.

Certified debtors could select between fixed-rate mortgages (15, 20 and 30 years) and seven/6 or 10/6 adjustable-rate mortgages. You might be able to safe a mortgage with as little as 3 % down and, in some circumstances, use gifted or grant cash to assist cowl your down cost.

VA loans

When you belong to the army neighborhood, chances are you’ll qualify for a mortgage insured by the Division of Veterans Affairs. You may get a VA mortgage to purchase a manufactured or modular dwelling and put it on land you already personal, purchase each the house and land concurrently, or refinance a house you intend to move to land you personal.

Lenders can supply as much as one hundred pc financing on manufactured dwelling loans. You’ll want an affidavit of affixture, which proves the property is connected to land you personal and meets sure native and VA necessities.

Mortgage phrases can vary from:

  • Lot for a manufactured dwelling you already personal: 15 years plus 32 days
  • Single-wide manufactured dwelling: 20 years plus 32 days
  • Single-wide manufactured dwelling and lot: 20 years plus 32 days
  • Double-wide manufactured dwelling: 23 years plus 32 days
  • Double-wide manufactured dwelling and lot: 25 years plus 32 days

Chattel loans

A chattel mortgage is a particular sort of private property mortgage you should utilize to buy a cell dwelling. These cell dwelling loans are designed for financing costly automobiles like planes, boats, cell properties or farm tools, the place the property ensures the mortgage.

Even if you happen to don’t personal the land on which your own home can be situated, you would possibly be capable to safe financing with a chattel mortgage. Consequently, they’re a well-liked mortgage possibility for consumers who plan to lease so much in a manufactured dwelling neighborhood.

Some lenders supply chattel loans for manufactured dwelling purchases which are insured by the Federal Housing Administration (FHA), the U.S. Division of Veterans Affairs (VA) and the Rural Housing Service (RHS) via the U.S. Division of Agriculture. Whilst you might be able to discover lenders that provide each chattel loans and conventional mortgages, these two mortgage varieties differ in just a few methods.

For starters, chattel loans usually have larger rates of interest — 1.5 proportion factors larger, on common, than conventional mortgage charges. That mentioned, mortgage charges have been growing over the previous few months, so there is probably not a lot of an rate of interest distinction as of now.

Chattel loans have shorter phrases than conventional mortgages, which might translate to larger month-to-month funds however may additionally enable you to pay your debt off sooner. On the plus facet, the closing course of is normally quicker and fewer restrictive with chattel loans than the closing course of you’ll expertise with a standard mortgage.

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Private loans

Cell properties are far cheaper than conventional properties, so that you might be able to finance your buy via a private mortgage.

As a result of private loans are versatile loans you should utilize for nearly any objective, they’ll function cell dwelling loans. Nevertheless, private mortgage rates of interest are typically larger than these of different varieties of loans, comparable to mortgages or auto loans. The trade-off is you don’t have to offer any collateral — which implies you received’t lose your own home if you happen to default — and the appliance course of tends to be shorter and entails much less paperwork.

One other necessary benefit of private loans over mortgages is that they’re usually low-cost or free to arrange, says Steve Sexton, CEO of Sexton Advisory Group. “There’s no pricey title, escrow or appraisal charges. And the lender has zero curiosity in or management over your own home as a result of the mortgage shouldn’t be secured.”

Private mortgage lenders normally supply most loans of $25,000 to $50,000, although some lenders will allow you to borrow $100,000 or extra. When you see a lender providing a private mortgage massive sufficient for financing a cell dwelling, it is likely to be a great way to borrow the cash that you simply want.

Bankrate tip

While you evaluate cell dwelling financing choices, contemplate the kind of dwelling you need to purchase, how a lot cash you must borrow, whenever you plan to pay again your mortgage, and what sort of rate of interest you like.

5 steps for getting cell dwelling financing

When you’re questioning the best way to purchase a cell dwelling and get the perfect financing, there are just a few steps it’s best to comply with first.

1. Test your credit score reviews

Everytime you apply for any financing, a lender will contemplate your credit score as a part of your mortgage utility. Clear credit score histories and stable credit score scores make securing loans simpler and receiving higher charges and phrases from lenders.

When you discover errors whenever you examine your credit score reviews, you may dispute them with the suitable credit score bureau — Experian, TransUnion or Equifax.

Why it’s necessary: The higher your credit score rating, the decrease your rate of interest will possible be. This may prevent hundreds of {dollars} over the course of the mortgage.

2. Determine whether or not you’re shopping for land along with the cell dwelling

While you’re financing a cell dwelling, the soundness of the asset being financed is necessary, Sexton says. When you personal the land and your cell dwelling has had the axle and wheels eliminated, it’s much less possible that you simply’ll choose up and transfer. This will make extra lending establishments open to financing a cell dwelling.

Why it’s necessary: When you plan to lease a plot to your dwelling, you’ll be eligible for fewer loans than if you happen to plan to buy the land the house can be positioned on.

3. Work out the specifics of the house that you simply need to buy

The kind of dwelling you’re in search of will have an effect on the loans chances are you’ll be eligible to obtain. For instance, if you wish to purchase a double-wide manufactured dwelling that prices $100,000 or extra, you received’t be eligible for an FHA mortgage. As well as, older cell properties could not qualify for financing in any respect.

Why it’s necessary: All lenders have particular lending standards based mostly on the kind and worth of your own home.

4. Begin in search of financing choices

Select the kind of mortgage (FHA, standard, chattel or private) you’ll use and evaluate totally different lenders’ choices.

Cell dwelling rates of interest and manufactured dwelling mortgage charges and charges can differ extensively between lenders, so take the time to buy round. Attempt to discover a mortgage that has low charges and rates of interest so you may spend as little as potential over the lifetime of the mortgage.

Why it’s necessary: Doing all of your analysis and procuring round can prevent hundreds of {dollars} over the lifetime of the mortgage and enable you to safe extra favorable mortgage phrases. As well as, trying to find financing choices early will assist guarantee a mortgage is out there that can assist you make the acquisition.

5. Submit your mortgage utility

You’ll need to make sure that your utility is as full and clear as potential. As well as, many lenders require a down cost, so be ready to make a cost whenever you full your utility.

Why it’s necessary: With the ability to submit a whole utility will enhance your odds of qualifying and hold the method operating easily.

Takeaway: Be sure to’re well-prepared to finance a cell or manufactured dwelling. Doing so makes you extra more likely to safe the perfect charge and most favorable phrases whereas expediting the method.

Present rates of interest

As with every mortgage, cell dwelling rates of interest and manufactured dwelling mortgage charges will differ based mostly on a number of components. Your credit score rating, down cost quantity and sort of dwelling and whether or not you’re shopping for the land will have an effect on the quantity you pay.

To qualify for low cell dwelling rates of interest, make certain your credit score rating is at the least 700. You’ll want a rating of 750 or larger to qualify for the perfect charges out there.

Kind of mortgage Common charges Typical minimal credit score rating Typical phrases
FHA 7.32% 500 As much as 30 years
Fannie Mae Varies 620 As much as 30 years
Freddie Mac Varies 620 As much as 30 years
Chattel 7.60% 575 As much as 20 years
Private 11.53% 600 As much as 84 months
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Components to contemplate when shopping for a cell dwelling

Now that you know the way to purchase a cell dwelling or manufactured dwelling, you’ll need to contemplate just a few components to be sure you choose the most suitable choice, together with location, dimension and whether or not to purchase a brand new or used property.


Like conventional properties, cell properties and manufactured properties are all about location. Earlier than you consider anything, determine the place you’ll set up your cell dwelling. The situation you select may have a huge impact on the remainder of the method.

“Buying a cell dwelling and discovering the best location is rather like shopping for a house,” Sexton says. “A superb neighborhood is necessary.”

One possibility is to put in the house on a bit of land you already personal. You might also choose to purchase the land the place your cell dwelling can be situated. Simply make certain zoning laws permit for the set up of cell properties on the lot you personal or want to buy. Additionally, affirm that the lot is appropriate for cell properties and that the native utilities are outfitted to attach a cell dwelling.

An alternative choice you may contemplate is renting a plot of land in a cell dwelling neighborhood. This requires much less cash upfront however provides a month-to-month lease invoice for the lot to your housing prices. Test with the supervisor of the neighborhood for restrictions on dwelling options and dimension and to search out out there plots.


Cell properties and manufactured properties are available varied sizes, so that you’ll must determine upfront what dimension dwelling you need. Bigger properties are dearer and require bigger tons. Consequently, chances are you’ll must borrow extra if you’d like a bigger dwelling.

Cell properties are normally categorised by their width. You might even see the phrases single-wide or single unit and double-wide or double unit used. Single-wide properties are slightly below 15 ft huge and double-wide properties are double that width. Each are normally about 70 ft lengthy.

“Many cities don’t permit single-wide cell properties of their city or metropolis limits,” Sexton says. “Be sure to analysis the foundations which may apply to your state of affairs.”

New or used

In contrast to conventional actual property, cell and manufactured properties are likely to lose worth over time. Meaning you may get a reduction if you happen to purchase a used cell dwelling. The trade-off is that used cell properties will usually have indicators of age until they’ve been maintained very effectively.

You’ll additionally need to do upfront analysis in regards to the web site the place you intend to position the cell dwelling. Some areas received’t permit the position of properties produced earlier than a selected date, limiting your choices.

With an older cell dwelling buy, you’ll possible additionally must make use of somebody with information and inspection expertise to make sure you purchase a superb dwelling.

Lengthy-term prices

Like every other sort of dwelling, possession has long-term prices. While you buy a cell or manufactured dwelling, one of many bills to contemplate is the price of cell dwelling insurance coverage.

Just like commonplace householders insurance coverage, one of these coverage gives you safety if your own home is broken or requires repairs. Typically insurance policies will cowl the dwelling itself in addition to your private belongings if objects had been broken or stolen. You might also receive insurance policies that embody legal responsibility protection, which protects you if somebody is injured in your property and you’re held liable.

Commonplace cell dwelling insurance coverage doesn’t usually embody or could require an add-on to cowl hurricanes, earthquakes and flood occasions.

Like conventional properties, the price of cell dwelling insurance coverage insurance policies varies based mostly in your protection stage.

The underside line

Cell and manufactured properties may be rather more inexpensive than a standard site-built dwelling. However if you happen to plan to buy one, analysis to search out out what financing choices can be found and perceive the eligibility necessities. You’ll additionally need to guarantee the house shouldn’t be too previous to qualify for a mortgage or mortgage and that you’ve got an appropriate location.

Continuously requested questions

  • The upper your credit score rating, the simpler will probably be to qualify for a cell dwelling mortgage with aggressive rates of interest.

    “FHA will finance with a 500 to 589 credit score rating and 10 % down,” Sexton says. “Credit score scores with 580 or above will solely be required to have a deposit of three.5 %. The minimal credit score rating with Freddie Mac or Fannie Mae is 620. Numerous chattel mortgage suppliers would require a credit score rating of as little as 575 credit score rating or as excessive as a 660.”
  • The size of cell dwelling financing depends upon the lender. Nevertheless, you may look forward to finding loans of wherever from 5 to 30 years, relying on the mortgage sort.
  • As a result of cell properties depreciate over time, it may be tougher to discover a lender that provides manufactured dwelling financing. However there are nonetheless loads of choices out there. Simply you’ll want to do your due diligence to search out the best one based mostly in your creditworthiness, monetary state of affairs, wants and preferences.

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