Frequently Asked Questions

"Mobile home" typically refers to factory-built homes constructed before June 15, 1976, when the federal HUD code took effect. "Manufactured home" is the correct term for factory-built homes built after that date under HUD standards. The terms are often used interchangeably in common speech, but the distinction matters for financing, insurance, and park rules.

Modular homes are also built in a factory but to local and state building codes — not HUD code. Once installed on a permanent foundation, they are legally and financially treated as conventional site-built homes (real property). They are generally easier to finance and insure than manufactured homes.

Look for the HUD certification label (a red metallic tag) on the exterior of each section of the home. There should also be a Data Plate inside the home (usually in a cabinet or bedroom closet) listing the manufacturer, model, and compliance information. If these are missing, consult a HUD-approved inspector.

When a manufactured home is titled as personal property (like a vehicle), it is tracked by your state's DMV or equivalent agency via a certificate of title. This is common for homes in parks or on leased land. It can limit financing options and affect taxes.

When a manufactured home is converted to real property, the vehicle title is retired and the home is legally attached to the land as a single real estate asset. This enables conventional mortgage financing, is generally assessed at lower tax rates in many states, and makes the home easier to sell.

Yes, in most states — provided you own the land the home sits on and the home is on a permanent foundation. The process typically involves recording an affidavit of affixture with your county and surrendering the vehicle title. See your state guide for specific steps.

Generally yes. Real property homes (home + land) tend to command higher prices and are easier to sell because buyers have more financing options. Park-sited personal property homes have a smaller buyer pool due to chattel-only financing.

FHA Title I is a HUD-insured loan for manufactured homes that do not qualify as real property. It can be used for homes in parks or on leased land. As of 2024, loan limits are approximately $69,678 for a home only, $23,226 for a lot, and $92,904 for both. These are chattel (personal property) loans.

FHA Title II is a standard FHA mortgage available for manufactured homes classified as real property. The home must be on a permanent foundation on land the borrower owns (or is purchasing). It follows standard FHA guidelines including minimum 3.5% down payment with a 580+ credit score.

A chattel loan is secured by the home itself rather than real estate. Interest rates are typically higher than mortgages (often 1–3% higher), and terms are usually 20 years or less. They are the primary financing option for park-sited manufactured homes. Lenders like 21st Mortgage and Vanderbilt Mortgage specialize in chattel lending.

Yes, if the home meets real property requirements. Fannie Mae (MH Advantage) and Freddie Mac (CHOICEHome) offer conventional financing for qualifying manufactured homes with certain design and installation features. Standard conventional loans are also available for real property manufactured homes through many lenders.

Yes. VA loans are available for manufactured homes on owned land that meet VA requirements (permanent foundation, HUD code compliance). They cannot be used for homes in parks without owned land. Contact a VA-approved lender for current requirements.

Key things to review: monthly lot rent amount and how often it can increase, lease term (month-to-month vs. annual), rules on guests, pets, subleasing, and selling your home, utilities included vs. metered separately, park right of first refusal to buy your home, and notice period required for eviction or park closure.

Yes, but most states require written notice and a valid cause (non-payment of rent, violation of park rules, or park closure/conversion). Many states require 60–180 days notice for eviction without cause or park closure. See your state guide for specific rules.

In many states, residents have a Right of First Refusal (ROFR) to purchase the park — either individually or as a resident cooperative. States like New Hampshire, Oregon, Colorado, and California have strong ROFR laws. Check your state guide for details.

Yes. You own the home, not the land, so you can sell it. The buyer will need to qualify for park residency and assume or negotiate a new lot lease. Some parks have a right of first refusal or approval rights over new residents. The title transfers like a vehicle title.

No — many manufactured home transactions occur "by owner," especially for park-sited homes. For real property home + land transactions, a real estate agent can help but is not required. Always use a written purchase agreement and ensure proper title transfer.

At minimum: a general home inspection by a manufactured-home-experienced inspector, a check for HUD compliance labels, and a review of the foundation and tie-downs. If the home is older, also consider a roof inspection, HVAC inspection, and plumbing/electrical review. Some lenders require a specific foundation certification.

MHVillage is the largest manufactured home listing site. Facebook Marketplace and Craigslist often have by-owner listings. Local dealers may also have used home inventory. Your state's manufactured housing association may maintain a directory.