Can You Get a Mortgage on a Manufactured Home? Here’s What You Need to Know

Manufactured homes—often still called mobile homes—can offer an affordable path to homeownership, especially for first-time buyers. But financing them isn’t always as straightforward as a traditional home loan.

If you’re considering buying a manufactured home, the good news is: you have options. FHA, VA, USDA, and even conventional loans can be used, but each has its own rules.

🏡 What Is a Manufactured Home?

A manufactured home is built in a factory and transported to a site, where it’s placed on a permanent or semi-permanent foundation. These homes are built to HUD standards (not local building codes) and must have been built after June 15, 1976, to qualify for most mortgage programs.

They’re not the same as modular homes, which are also factory-built but meet the same local codes as site-built homes.

✅ FHA Loans for Manufactured Homes

FHA loans are one of the most flexible options for manufactured housing, especially for first-time buyers.

The home must be built after June 15, 1976.
It must be permanently affixed to a foundation.
The home must meet HUD safety standards.
You must live in the home as your primary residence.
The minimum credit score is 580 (with 5.0% down), though some lenders may require higher.

🪖 VA Loans for Manufactured Homes

Veterans and active-duty servicemembers can use their VA home loan benefit to buy a manufactured home.

The home must be classified as real property (not personal property).
It must be permanently affixed to a foundation.
You must live in the home as your primary residence.
The lender will require a VA appraisal to ensure the home meets VA minimum property requirements.

Some lenders do not offer VA loans for manufactured homes, so it’s essential to work with one (like us) who understands and supports the program.

🌾 USDA Loans for Manufactured Homes

The USDA Rural Development loan is another no-down-payment option for qualifying rural buyers, including for manufactured homes.

The home must be new (never previously occupied).
It must be permanently affixed to a site-built foundation.
Located in a USDA-eligible rural area.
Borrower must meet income limits for their county.
Manufactured homes must be at least 400 sq. ft. and meet HUD guidelines.

Existing manufactured homes may be allowed if they meet the 20-year rule and HUD compliance.

🏦 Conventional Loans for Manufactured Homes

Conventional financing is available, but more restrictive than government-backed loans.

Home must be real property, not personal property.
Must be a double-wide or larger.
Must be built after June 15, 1976, and affixed to a permanent foundation.
Minimum credit score is often 620+.
Higher down payment requirements (usually 5%–10% or more).

Private mortgage insurance (PMI) is required unless you put 20% down.

🛠️ What Else Should You Know?

If the home has ever been moved from its original location, it can be harder to finance.
The title must be converted from personal to real property in many cases.
It’s best to work with a lender experienced in manufactured home loans, because not all are.

💬 Thinking About Buying a Manufactured Home?

Whether you’re buying your first home or exploring affordable housing options, manufactured homes can be a smart move, but financing them takes experience and the right approach.

At American Hero Home Loans, we’ll walk you through your options, FHA, VA, USDA, or conventional, and make sure you’re on solid footing.

Let’s find out which program is the best fit for you.

👉 Contact us today for a free consultation

Based in Northwest Indiana and proudly serving all of Indiana, Illinois, and Michigan.