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Three ways to own
| Situation | What you own | Typical financing |
|---|---|---|
| Home on land you own, permanently affixed, titled as real property | Home and land | Mortgage (FHA Title II, VA, USDA, conventional) |
| Home in a land-lease community | Home only; you rent the lot | Chattel loan or FHA Title I |
| Home in a resident-owned community (ROC) | Home plus membership in a co-op that owns the land | Chattel or mortgage-like products |
Financing
- Mortgages on real property usually have lower rates, longer terms, and more consumer protections.
- Chattel loans (like auto loans) often have higher rates and shorter terms, and foreclosure protections are weaker in many states.
- FHA Title I insures loans for manufactured homes, lots, or both, including homes on leased lots meeting requirements.
- FHA Title II, VA, USDA, Fannie Mae MH Advantage, and Freddie Mac CHOICEHome finance qualifying homes as real estate.
Compare Loan Estimates (for mortgages) or full loan terms (for chattel), including APR, fees, and total cost.
Before you buy
- Check the HUD label and data plate (post-1976 homes).
- Get an inspection from someone experienced with manufactured homes: roof, underbelly, plumbing, electrical, anchoring, and foundation.
- Verify title status with the state motor vehicle or housing agency (personal property) or county recorder (real property).
- Confirm installation by a licensed installer and local permits.
- Check zoning if placing a home on land.
- Get insurance quotes before closing.
Living in a land-lease community
Read the lease and community rules closely:
- Lot rent and how often it can increase
- Utilities, fees, and services included
- Rules on pets, additions, sales, and home appearance
- What happens if the community is sold or closes
- Your right to sell the home in place
Many states have manufactured housing laws giving residents rights such as advance notice of rent increases, limits on eviction, protections when a park closes, and sometimes a right of first offer for residents to buy the community. Resident-owned communities, supported by nonprofits like ROC USA, give residents control of the land.
Total cost of ownership
Add home payment, lot rent, utilities, insurance, property or personal property taxes, and maintenance. A lower home price can be offset by high lot rent and financing costs. See the true cost of homeownership.
Manufactured home communities: resident rights to watch for
State manufactured housing laws commonly address:
- Notice of rent increases (often 60–90 days)
- Written leases and minimum lease terms
- Grounds for eviction (some states require just cause)
- Rules changes and how residents are notified
- Selling your home in place without unreasonable interference
- Park closure notices and relocation assistance in some states
- Right of first refusal or opportunity to purchase the community in some states
Ask your state attorney general or housing agency for a manufactured home residents’ guide.
Titling a home as real property
If you own the land and the home is permanently installed, many states let you retitle the home as real property by surrendering the certificate of title and recording an affidavit of affixture. This can open access to mortgage financing, homestead exemptions, and stronger foreclosure protections. The process varies by state.
Inspecting a used manufactured home
- Soft spots in floors (often from water damage near bathrooms and kitchens)
- Roof condition and leaks
- Underbelly (belly wrap) damage and plumbing leaks
- Tie-downs and anchoring
- Skirting and ventilation
- Electrical panel and wiring
- Water heater and furnace (manufactured-home-approved models)
Programs that help
- Weatherization often serves manufactured homes, which can have high energy costs.
- USDA programs may finance or repair manufactured homes in rural areas.
- Replacement programs in some states help owners replace pre-1976 homes with new energy-efficient models.
- Resident-owned community nonprofits help residents buy their communities.
Frequently asked questions
What’s the difference between a mobile home and a manufactured home?
Homes built before June 15, 1976 are usually called mobile homes. Homes built after that date to HUD’s federal Manufactured Home Construction and Safety Standards (the HUD code) are manufactured homes and carry a HUD certification label and data plate.
Can I get a regular mortgage on a manufactured home?
Often, if the home is permanently affixed to land you own, titled as real property, and meets program requirements. FHA, VA, USDA, Fannie Mae, and Freddie Mac all have manufactured home mortgage options. Homes on leased land are usually financed with chattel loans or FHA Title I.
Can the park raise my lot rent?
Generally yes, with notice required by state law and your lease. A few states and cities limit increases or require longer leases or just cause for eviction. Check your state’s manufactured housing act.
Do older mobile homes qualify for financing?
Pre-1976 homes typically don’t qualify for most government-backed loans and may be hard to insure or move.
Sources and verification
Use these sources to check program rules. Funding, openings, and local procedures must be confirmed with the agency handling your application.
Update note (2026-10-01): Replaced a missing source link with an official program page or governing regulation. This was a source-link update, not a complete review of every claim.
- Manufactured housing and standardsU.S. Department of Housing and Urban Development
- Title I manufactured home loan insuranceU.S. Department of Housing and Urban Development
- Manufactured Housing Finance: Insights from HMDA (2021)Consumer Financial Protection Bureau
Found a changed rule or a broken link? Report a correction for this guide.