What lenders require
1
Home must be permanently affixed
Set on a permanent foundation with the towing hitch, axles and wheels removed. A 433A recorded with the county ties the home to the land as real property.
2
Built after June 15, 1976
The home needs HUD certification labels and a data plate. Pre-1976 units are not financeable on standard programs — I'll tell you straight away.
3
Foundation and engineer's certification
FHA, VA and USDA require an engineer's foundation certification. I line this up early so it doesn't stall your closing.
4
Right appraiser, right comps
Manufactured homes are appraised against manufactured comps. Using an appraiser who knows the foothills market keeps values realistic.
Programs that work for manufactured homes
- USDA — zero down on eligible rural parcels, the most popular option in Calaveras, Tuolumne and Amador County
- FHA — flexible credit, low down payment, widely accepted for manufactured housing
- VA — zero down for eligible veterans, including manufactured homes on land
- Conventional — competitive pricing with strong credit, including second homes in some cases
- Refinance and cash-out — pay off a chattel or dealer loan and convert to real-property financing