FAQs

All three are built in a factory, but they are built to different codes. Manufactured homes are built to the federal HUD code and are transported on a permanent steel chassis. 'Mobile home' is the older term for the same category, generally used for units built before 1976. Modular homes are built to the same state and local building codes as a site-built house and are placed on a permanent foundation, which usually means broader financing and appraisal options.

There is no single cutoff. Chattel lenders will often work with scores in the low 600s and sometimes below with a larger down payment. FHA-backed options can go lower still. We would rather look at your full situation than quote you a number that may not apply.

Delivery and standard setup are included within our normal service area. Site preparation, utility connections, permits, and any required foundation work are quoted separately because they depend entirely on your land. We will give you those figures in writing before you commit.

New homes carry the manufacturer's warranty, which generally covers structure and installed systems for the first year, with longer terms on specific components. Appliances carry their own manufacturer warranties. We give you the full documentation at closing rather than a summary.

No. Many of our buyers place their home in a leased community. If you do own land, or plan to buy some, that opens up land-and-home financing which typically carries a lower rate. We can talk through both routes before you commit to either.

Plan for roughly 5% to 10% of the purchase price on most programs. Some government-backed loans go lower, and a larger down payment will usually improve your rate. Each listing shows an indicative down payment figure as a starting point.

For a home in stock, typically two to six weeks from signed contract to set, depending on permitting and site readiness. Ordered homes run longer. Site preparation is usually the variable that determines the schedule.

Beyond the loan payment, budget for insurance, property tax or lot rent, utilities, and routine maintenance. If you are in a leased community, ask what the lot rent covers and how often it has increased in recent years.

Often, yes. Most lenders want to see a period of rebuilt credit after discharge, typically two years, though this varies by program. Tell us early so we can point you at the lenders most likely to say yes.