Financing a manufactured home is not the same as financing a site-built house. The loan type, rate, and term depend on whether the home is on owned land, whether it has been converted to real property, and when it was built. This guide breaks down what matters.
Which path fits depends on your land situation and the home's title status. Each type has real trade-offs worth understanding before you commit.
Used when the home sits on leased land (a park or rented lot) or has not been converted to real property. Individual lenders set rates, terms, and eligibility. No real-estate title is required for this loan type.
Common for park-space homes and other personal-property setups. Ask each lender for written terms on the exact home and lease.HUD describes Title I as loans to finance a manufactured home unit, a lot, or both. The home may be classified as personal property or as real estate. HUD also states borrowers may lease the lot, such as a site in a manufactured home community, subject to stated lease-term and notice rules plus current lender and borrower conditions.
A possible path for some park or leased-lot purchases. It is not an approval. Confirm current HUD, lender, park-lease, and borrower rules in writing.A government-backed real-property mortgage for manufactured homes permanently affixed to owned land, with HCD Form 433A recorded. The home must be post-June 15, 1976 with a HUD certification label and meet minimum size and foundation standards. Down-payment and rate terms come from the lender, not this page.
For buyers who own or are buying the land and can meet current Title II conversion and lender rules.VA loans are available to eligible veterans for permanently affixed manufactured homes on owned land. USDA loans can apply in designated rural areas of San Diego County. Both require real-property status and HUD certification.
For eligible veterans or for addresses in a USDA-eligible rural area, when the home also meets current real-property and HUD-certification rules. Confirm eligibility with the lender.A manufactured home on a permanent foundation with owned land can be converted from personal property to real property through California HCD. The process involves recording Form 433A, which surrenders the vehicle-type title and ties the home to the land parcel. Once recorded, the home can qualify for conventional mortgages, FHA Title II loans, VA loans, and USDA loans.
Homes that stay on personal property title, including many park-space homes, are often financed with a home-only loan. HUD Title I can also finance a manufactured home as personal property, including on a leased lot, when current program, lender, and lease conditions are met. If you are buying land alongside a home, a land-and-home package loan can wrap both into a single closing. Compare written quotes for the exact home and site.
A 30-year real-property mortgage is generally limited to homes converted on owned land with a recorded foundation path such as HCD Form 433A. Park-space and other leased-land homes are usually financed as personal property. Individual lenders set term length. HUD Title I can apply on a leased lot when current conditions are met. Ask lenders for written terms instead of assuming a maximum term.
HUD describes Title I as financing for a manufactured home unit, a lot, or both. The home may be classified as personal property or as real estate, and HUD states borrowers may lease the lot, such as a site in a manufactured home community, subject to stated lease-term and notice rules. Title II is a real-property mortgage for homes converted on owned land. Rates, limits, and eligibility come from current HUD and lender rules, not a comparison on this page.
Ask whether they lend on chattel or real property, what the minimum HUD label requirements are, whether they do land-and-home packages, and what the down payment range looks like for your situation. Not every lender handles manufactured homes, so it is worth asking directly.
Talk to Land & Home SD. We can walk through your land situation, the home you are considering, and which loan types are actually available to you before you talk to a lender.