Financing Your New Mississippi Manufactured Home


Financing Factory-Built Homes: A Detailed Guide

Factory-built homes have become increasingly popular due to their affordability, efficiency, and variety. However, financing such homes can be distinctly different from financing traditional site-built homes. This detailed guide will explore the nuances of financing factory-built homes, including manufactured homes, modular homes, and mobile homes, providing potential buyers with the knowledge they need to navigate this complex process.

Understanding Factory-Built Homes and Their Categories

Before diving into financing options, it’s important to understand the different types of factory-built homes:

  1. Manufactured Homes: Built entirely in a factory and transported to the site on their chassis. They conform to the federal HUD Code rather than local building codes.
  2. Modular Homes: Constructed in sections at a factory and assembled on-site on a permanent foundation. They must adhere to local building codes.
  3. Mobile Homes: Specifically refers to factory-built homes made before the 1976 HUD Code implementation. They are similar to manufactured homes but generally older and with fewer regulations.

Financing Options for Factory-Built Homes

The financing of factory-built homes varies significantly based on the type of home and its classification (real property or personal property). Here’s how you can finance each type:

Manufactured Homes
  1. Chattel Loans: These are personal property loans commonly used for homes that will not be placed on a permanent foundation and do not qualify for a mortgage. Chattel loans typically have higher interest rates and shorter terms than mortgages.
  2. FHA Loans: The Federal Housing Administration offers loans like the FHA Title I program for factory-built homes not placed on permanent foundations, and the FHA 203(b) loan for those that are. These loans often require a lower down payment and are more forgiving of lower credit scores.
  3. VA Loans: For veterans and service members, VA loans can offer significant benefits, including financing for manufactured homes. These loans can cover 100% of the purchase price, eliminating the need for a down payment.
  4. Conventional Mortgages: If a manufactured home is classified as real property (permanently affixed to land the homeowner owns), it may qualify for a conventional mortgage. These loans offer various terms and rates, often determined by credit score and down payment.
Modular Homes

Modular homes are generally financed through the same options as site-built homes because they are classified as real property once assembled:

  1. Conventional Mortgages: As these homes are built to local building codes and are permanently affixed to the land, they qualify for traditional mortgages. Buyers can access fixed-rate or adjustable-rate mortgages depending on their financial situation.
  2. FHA and VA Loans: These government-backed loans are also applicable for modular homes, providing advantages like low down payments and flexible credit requirements.
  3. Construction Loans: These loans can be used to cover the cost of the home and the construction process. After the home is built, the loan can often be converted into a traditional mortgage.
Mobile Homes

Financing older mobile homes can be more challenging due to their age and depreciation:

  1. Personal Property Loans: Since older mobile homes are often not affixed to a permanent foundation, they are typically financed through personal property loans.
  2. Owner Financing: In some cases, the seller may offer financing to the buyer, which can be a flexible alternative to traditional lending.

Key Factors in Financing Factory-Built Homes

When considering financing for a factory-built home, several factors will play a critical role in the type of financing you can access and the terms you’ll receive:

  1. Home Classification: Whether the home is classified as real property or personal property influences the financing options available. Real property generally opens the door to more favorable mortgage terms.
  2. Credit Score: As with any loan, a higher credit score can help secure better interest rates and terms.
  3. Down Payment: The size of the down payment can affect the interest rate and the need for private mortgage insurance.
  4. Interest Rates: Loans for factory-built homes, especially chattel loans, typically come with higher interest rates than traditional mortgages.
  5. Loan Terms: Terms can vary significantly, with chattel loans offering shorter terms and higher rates compared to longer-term, lower-rate mortgages for real property.

Navigating the Financing Process

Navigating the financing process for factory-built homes requires careful preparation:

  1. Research Lenders: Not all lenders offer loans for all types of factory-built homes. It’s important to find lenders that specialize in the specific type of home you’re interested in.
  2. Understand the Total Costs: Beyond the price of the home, consider the costs of site preparation, delivery, and setup, which can all influence the total amount you need to finance.
  3. Prepare Documentation: As with any home purchase, you’ll need to provide financial documents, proof of income, credit information, and more.
  4. Shop Around: Don’t settle for the first financing offer. Compare rates and terms from several lenders to find the best deal.


Financing a factory-built home involves unique considerations and challenges. By understanding the distinctions between different types of factory-built homes and exploring the suitable financing options available, buyers can make informed decisions. With the right preparation and knowledge, financing a factory-built home can be as straightforward as purchasing a traditional site-built home, opening the door to affordable and flexible homeownership options.

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