Frequently Asked Questions

What is the difference between mobile, manufactured and modular homes?

Many people use these terms interchangeably, but they actually mean different things. A mobile home refers to a prefabricated home built before 1976, prior to the establishment of national standards. Manufactured homes are built in a controlled facility under the federal Manufactured Home Construction and Safety Standards (HUD Code) and then transported to their final location. Modular homes, on the other hand, are also factory-built but must meet all applicable state, county, and city building codes.

How long does the home buying process take?

The home buying experience can vary depending on several factors—such as financing, whether you already own land, the customization or upgrades you choose, and your location. In many cases, the process may take several months or longer as each step is completed. To shorten your timeline, you can also check with your local home center to see if they have move-in ready homes available for purchase.

Will a manufactured home appreciate in value?

In general, a home is a strong investment. The appreciation of any home—whether site-built or manufactured—depends on similar factors: the stability and desirability of the community, local housing supply and demand, location, and the overall upkeep of the home. When properly installed and well maintained, today’s manufactured homes can appreciate in value just like nearby site-built homes.

Why should I consider a manufactured home?

If you want to maximize your housing budget, a manufactured home is a smart option. On average, new manufactured homes can cost up to 50% less than comparable site-built homes (not including land). Every manufactured home is built to strict federal codes and specifications, ensuring high standards for quality, safety, and durability in every step of construction.

Can manufactured homes be moved later?

Yes, but moving them can be costly, requires permits, and must be done by licensed movers.

How much is the down payment?

Down payments vary depending on the type of loan, your credit profile, and the lender’s requirements. In general, most manufactured home loans require anywhere from as little as 3–5% down for qualified buyers to 20% or more depending on the program.

How much will my payments be?

Your monthly payment will depend on several factors, including the loan amount, interest rate, loan term, down payment, and whether land is included in the purchase. Because every buyer’s situation is different, payments can vary widely. The best way to get an accurate estimate is to speak to a housing consultant at one of our home centers. They can review your financing options and provide a payment breakdown based on your specific circumstances.

What does your credit score need to be?

Many lenders can work with scores starting in the mid-500s, though the higher your score, the better your rate and down payment options will be. For example, chattel loans (for homes placed in communities or on leased land) often start around 575–620, FHA loans usually begin at 580 and up, conventional loans typically like to see 620 or higher, and special programs like VA or USDA can be even more flexible depending on your situation.