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What to Know About Buying a Manufactured Home
Manufactured homes are built in factories to federal government standards and in some cases can be financed with low-down-payment mortgages.
Some or all of the mortgage lenders featured on our site are advertising partners of NerdWallet, but this does not influence our evaluations, lender star ratings or the order in which lenders are listed on the page. Our opinions are our own. Here is a list of our partners.
Updated · 5 min read
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NerdWallet's content is fact-checked for accuracy, timeliness and relevance. It undergoes a thorough review process involving writers and editors to ensure the information is as clear and complete as possible.
Abby Badach Doyle is a home and mortgages writer for NerdWallet. She is passionate about helping consumers understand the homebuying process and feel confident about their finances. Her work has appeared in The Associated Press, The Washington Post and others. Abby resides in Pittsburgh, a city known for its neighborly spirit and vibrant communities.
Johanna Arnone helps lead coverage of homeownership and mortgages at NerdWallet. She has more than 15 years' experience in editorial roles, including six years at the helm of Muse, an award-winning science and tech magazine for young readers. She holds a Bachelor of Arts in English literature from Canada's McGill University and a Master of Fine Arts in writing for children and young adults. Practice making complicated stories easier to understand comes in handy every day as she works to simplify the dizzying steps of buying or selling a home and managing a mortgage. Johanna has also completed coursework in Boston University’s Financial Planning Certificate program. She is based in New Hampshire.
Barbara Marquand is a former NerdWallet writer covering mortgages, homebuying and homeownership, insurance and investing. Previously, she covered personal finance for QuinStreet and wrote for national consumer and trade publications on topics including business, careers and parenting. Her work has appeared in MarketWatch, MSN Money, The New York Times and The Washington Post.
Manufactured homes are an affordable option for home buyers, especially in rural areas. A new manufactured home costs $124,300, on average — about a third of the price of a new site-built home, according to the Manufactured Home Institute, a trade group.
Indoor construction makes these homes highly energy efficient. Some of today's manufactured homes have features that might surprise you, such as walk-in closets, fireplaces, stainless steel appliances — even vaulted ceilings.
Manufactured homes are not always eligible for traditional mortgages, so financing can work differently than other home types.
Here’s what to consider if you’re thinking about buying a manufactured home.
Manufactured homes are built in factories according to construction and safety standards set by the U.S. Department of Housing and Urban Development, or HUD. The homes are built on a permanent chassis, or a steel base frame, which can have wheels attached.
Then, the home is professionally transported in one or more sections and installed on site. It can be anchored on a permanent or semipermanent foundation.
A manufactured home has a red certification label, sometimes called a HUD tag, to show it was constructed according to the latest federal safety standards. According to HUD, a manufactured home must be at least 320 square feet. (Tiny houses can be smaller than that and aren’t always built in factories, so they’re generally not considered manufactured homes.)
Modular vs. manufactured home
Modular homes are cousins to manufactured homes. They, too, are factory-built, but modular homes are constructed according to local and state building codes like site-built single-family homes. Sections of the homes, or modules, are transported to home sites, then assembled by local contractors and placed on permanent foundations.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
3%NBKC offers conventional loans for as little as 3% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
500500
Min. down payment
3.5%New American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
4.0
NerdWallet rating
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
0%On VA loans, NBKC offers down payments as low as 0%.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
500500
Min. down payment
3.5%New American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
3%Rate offers conventional loans with as little as 3% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
3%NBKC offers conventional loans for as little as 3% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
3%Rocket Mortgage offers conventional mortgages with as little as 1% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
3%New American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
N/ANew American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
N/ANew American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
3%NBKC offers conventional loans for as little as 3% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
500500
Min. down payment
3.5%New American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
4.0
NerdWallet rating
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
3.5%First-time home buyers may qualify for 3% down mortgages at Rocket.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
0%Veterans United offers VA loans for as little as 0% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
0%On VA loans, NBKC offers down payments as low as 0%.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
500500
Min. down payment
3.5%New American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
3%Rate offers conventional loans with as little as 3% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
1%Rocket Mortgage offers conventional mortgages with as little as 1% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
4.0
NerdWallet rating
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
620620
Min. down payment
3%NBKC offers conventional loans for as little as 3% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
3%Rocket Mortgage offers conventional mortgages with as little as 1% down.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
3%New American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
4.0
NerdWallet rating
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
N/ANew American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
Min. credit score
580580
Min. down payment
N/ANew American Funding works with down payment assistance programs in 14 states, including California, Texas, Florida and Illinois.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
NerdWallet's ratings are determined by our editorial team. The scoring formula incorporates coverage options, customer experience, customizability, cost and more.
“Mobile home” is an outdated term, in part because today’s manufactured homes are usually moved only once. The term “mobile home” technically describes a factory-constructed home built before June 15, 1976. (That’s when the federal HUD code went into effect.) Manufactured homes are built after that date and meet higher standards for quality, safety and durability.
How to buy a manufactured home
First, think about your desired size and living space. Manufactured homes come in a range of styles and floor plans. They’re grouped into size categories based on how many sections will be delivered to your building site. Common sizes are:
Single section, about 500 to 1,400 square feet
Double section, about 1,000 to 2,200 square feet
Triple section, about 2,000 to 3,000 square feet (or more)
Floor plans and exact square footage can both vary by manufacturer.
Most manufactured homes are sold through dealers or retailers, which offer new and pre-owned (used) options. There, you can look at model homes on the sales lot and customize features and finishes. Some dealers let you browse features and design a home online. You may also find manufactured homes through:
Real estate agents
Real estate listing websites
Online manufactured home marketplaces
For sale by owner listings
Where to put a manufactured home
Popular locations for a manufactured home are:
By itself on owned land
As a second home on your (or someone else’s) owned land
In a manufactured home community
Manufactured home on owned land
Some local areas limit where manufactured homes can be placed. If you want to put a manufactured home on land you own, first check with your local government about zoning restrictions. There might also be local zoning considerations when adding second homes on the same lot, known as accessory dwelling units (ADUs).
Other details to think through include:
Septic, electrical and building permit requirements
Soil quality and stability
Site preparation
Type of foundation
Road conditions/ease of transport to the building site
🤓Nerdy Tip
If you can afford it, buying a manufactured home on owned land can be a more stable investment over time. First, you’ll need to own the land underneath to qualify for a traditional mortgage, which will usually have a lower interest rate and more consumer protections than other loans (called chattel loans). Also, manufactured homes on owned land can grow in value similar to a site-built home.
Manufactured home on leased land
If your budget is tight, buying a home on leased land can have a lower up-front cost than buying a lot and a home together. Manufactured home communities vary widely. Some are restricted to residents ages 55 and older, while others are open to all ages. Amenities in newer communities can include features like expansive lawns and gardens, clubhouses, golf courses, pools or waterfront lots.
Residents in manufactured home communities typically pay ongoing lot rent as well as fees for shared amenities, services and utilities. Factor in those costs when making your budget.
Before you sign, review a lease agreement and research how the community is run and managed. Good questions to ask include:
What’s the ownership structure? (Some communities have corporate owners, while others are cooperatively owned by residents.)
What are the site fees and park rules?
Where can I go with a maintenance request or other complaint?
Is the community in good shape? (Consider roads, utilities, landscaping, etc.)
Are there any recent complaints or lawsuits about this community?
Familiarize yourself with your rights as a tenant of a manufactured home park. Your state attorney general’s office should have a consumer-friendly guide.
Two types of loans are commonly used to finance a manufactured home: chattel loans and mortgages.
Generally, manufactured homes must be permanently fixed on a foundation and titled as real property with the land to be eligible for financing with a mortgage. Other manufactured homes, such as those on leased land, are titled as personal property and are eligible for chattel loans.
Here are some key differences to consider.
Chattel loans
Most manufactured homes are financed by chattel loans, according to the Urban Institute. Chattel loans generally have higher interest rates than mortgage loans, but are more convenient to get; you can walk away from the dealer with financing the same day. Chattel loans also have shorter repayment periods than the common 30-year term of a regular mortgage.
Manufactured home mortgages
Government-backed mortgages, including those from the Federal Housing Administration, and U.S. Departments of Agriculture and Veterans Affairs, are available for new manufactured homes. These home loans feature low down payment requirements and are issued by private lenders.
FHA Title I loans are unique because they can be used to buy or refinance a manufactured home, lot or both. The borrower does not have to own the land.
You may also be eligible for a conventional mortgage that isn't backed by the government. Two conventional mortgages are designed specifically for manufactured homes that have features typical of site-built homes: the Fannie Mae MH Advantage and the Freddie Mac ChoiceHome mortgage. Both have down payment requirements as low as 3%.
🤓Nerdy Tip
Similar to buying a car, when buying a manufactured home, remember that the in-house financing at the dealer isn’t your only option. You’ll save money if you compare offers from at least three mortgage lenders. Want to delegate? A mortgage broker can shop around for you. Brokers charge a fee, but may negotiate a lower interest rate than you can find on your own.
Explore mortgages today and get started on your homeownership goals
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Won’t affect your credit score
Do manufactured homes depreciate in value?
Not always. When you keep up with maintenance and repairs, a manufactured home can increase in value, much like a site-built home. In 2024, the national median price per square foot for manufactured homes rose by 1.2%, while single-family homes saw a 2.5% increase, according to Realtor.com. However, if you don’t keep up with repairs or maintenance, a manufactured home can lose value — especially if you don’t own the land beneath it.
Manufactured homes: Pros and cons
No type of home is perfect for every buyer. Here are some of the things to keep in mind when thinking about whether to buy a manufactured home.
Pros
More affordable than other new construction
Variety of sizes, styles and floor plans
Highly energy efficient
Cons
Zoning restrictions might limit placement
Doesn’t always qualify for a traditional mortgage
Home value can rise slower or decline, compared to site-built homes
