Purchasing a manufactured home, also known as a mobile or modular home, can be an affordable way to own your own property. With some smart planning and research, you can find the perfect manufactured home to fit your needs and budget. Here are some key tips to guide you through the process of buying a manufactured home:

Choose the Right Location

One of the first steps is selecting the right community or land for your manufactured home. Consider the following:

Neighborhood – Drive through the neighborhood at different times of the day/night to get a feel for the area. Make sure it’s a community you feel comfortable in.
Amenities – Check for proximity to schools, shopping, parks and other amenities that may be important to you.
Commute – Make sure your work commute is reasonable from the location.
Lot fees – If locating in a manufactured home park, research the monthly lot fees and what they cover.
Zoning laws – Ensure manufactured homes are permitted on the land you are considering. Check with the local zoning office.
Expandability – If looking at land, make sure there is room for expansion in case you want to add on in the future.

Selecting the right location can help your investment retain its value over time. Take your lifestyle needs into account when choosing where to place your manufactured home.

Research Home Options

Manufactured homes come in a variety of styles, floor plans, and sizes. Visit model homes and manufactured housing centers in your area to explore different options.

Consider the following when researching models:

Number of bedrooms/bathrooms – Choose a floor plan that accommodates your household now and in the future.
Customizations available – Some manufacturers allow you to select interior finishes like flooring, countertops, fixtures, etc.
Quality of construction – Look closely at the windows, doors, insulation, flooring, etc. Opt for durable, quality materials.
Warranties – Ask about what warranties come standard with the home and what extended options may be available.
Cost – Balance size, customizations and quality with staying within your budget.

Take measurements of furniture you plan to bring into your new home to ensure pieces will fit comfortably in the floor plan.

Finance Your Purchase

There are financing options available specifically for manufactured homes including:

Mortgages – Government-backed mortgages like FHA, VA and USDA loans can be used to purchase a manufactured home. Generally require a minimum credit score.
Chattel loans – Financing secured by the home itself (not the land) through lenders specializing in manufactured housing loans. Typically higher interest rates.
Cash – Paying cash obviously avoids financing costs. Saving up to pay at least 20% down can help lower payments.
Seller financing – Some sellers may directly finance the sale of the home for buyers who qualify. Allows for lower down payments.
Land equity – If you already own the land the home will be placed on, this equity can potentially assist with financing.

Work with a lender familiar with manufactured home loans to review all your options and select the best solution for your financial situation.

Choose the Right Retailer

Purchasing your manufactured home from a reputable retailer is important. Be sure to:

Ask around – Talk to friends, family and neighbors to get referrals for retailers they trust.
Research online – Check online reviews and the Better Business Bureau for feedback on retailers you’re considering.
Visit dealerships – Tour model homes, speak to sales staff and get quotes from multiple dealers.
Verify licensing – Confirm the retailer is properly licensed, bonded and insured in your state.
Consider custom work – Some retailers also provide site preparation, foundation work, delivery, setup and finishing services.
Inspect homes – Have any homes you’re considering inspected by a third party before purchasing.

Taking the time to find a knowledgeable retailer known for fair pricing and quality service can give you added peace of mind.

Understand the Paperwork

As with purchasing a traditional site-built home, there is legal paperwork involved when buying a manufactured home. Take the time to thoroughly understand what you are signing including:

Purchase agreement – Outlines price, model, upgrades, delivery, warranty and other purchase terms. Make sure details are accurate.
Loan documents – Review loan terms, interest rates, monthly payments, fees, penalties and other conditions thoroughly.
Site lease – If locating in a community, covers your lot rent, community rules, fees and other details.
Titling – Indicates legal ownership and any existing liens on the manufactured home.
Homeowner’s insurance – Protects against damage from wind, fire, storms, etc. Get quotes from several providers.

Don’t feel rushed into signing paperwork you don’t understand. Have documents reviewed by an attorney if needed. Keep copies of all signed paperwork for reference.

Prepare the Site

If placing your manufactured home on your own land, site preparation is key:

Site evaluation – Have the site assessed to determine if the soil can properly support the home. Look for any grading or drainage issues.
Utilities – Ensure all required utilities (water, sewer, electric, gas) are available on the site and properly located.
Foundation – Choose a foundation system like a slab, piers or blocks designed for manufactured homes.
Access – Confirm there is adequate road access for moving the home onto the site. Have any trees or obstructions removed as needed.
Permits – Obtain all required permits for delivery, utility connections, foundations and any other work.

Proper site prep provides a stable base for your home and prevents potential issues down the road. Hire contractors experienced in manufactured home site work.

Inspect Before Move-In

Schedule a thorough walkthrough of your new home before moving in to identify any issues:

Do a visual inspection – Look inside all cabinets, closets, etc. Check for damaged floors, walls, fixtures, moldings, etc. Make a list of any flaws.
Test appliances – Turn on all appliances, HVAC systems, lighting, faucets, etc. to confirm proper operation.
Check systems – Flush toilets, test alarms, run the ice maker, turn on the furnace, etc. to verify plumbing, electric and appliances work.
Review site – Confirm tie downs, foundation, and utility connections are complete and correct. Check for exterior damage.
Document issues – Take photos and make a written list of any materials or workmanship defects you discover to share with the retailer.

Conducting a thorough inspection protects you in case any warranty claims need to be filed for defects or flaws. Don’t neglect this important step.

Consider Professional Services

As a first time buyer, hiring professionals can simplify the process:

Mobile home agent – Buyer’s agents can help you find and negotiate the right home at a fair price.
Escrow/title officer – They handle closing documents and transferring home title securely into your name.
Inspector – Home inspectors ensure the structural integrity and systems are sound.
Loan officer – A lending professional can explore financing options tailored to your situation.
Contractor – General contractors handle overseeing site preparation, delivery logistics and setup.

Though adding fees, experienced professionals handle details you may not have expertise in. Their services can provide helpful guidance and prevent costly mistakes.

Purchasing a manufactured home can be an affordable pathway to home ownership. Following these tips can help you find the right home and navigate the buying process with greater knowledge and confidence. Take time to explore different models, retailers, financing and placement options to make the best choice for your family. With some smart preparation, you can successfully transition into your comfortable new manufactured home.

What to Look for When Buying a Manufactured Home

Purchasing a manufactured home is a major investment. When evaluating different models on the market, here are some key features to look for:

Construction Quality

The quality of construction impacts the home’s durability and longevity:

Solid wood framing – Superior to thin, finger-jointed framing prone to buckling over time.
Insulation rating – Look for at least R-13 wall and R-22 ceiling insulation. R-30 is ideal for energy efficiency.
Moisture barriers – Helps prevent mold and mildew from moisture damage.
Advanced window glazing – Reduces outside noise and improves insulation.
Certified wind, water and other weather resistant features– Confirm the home meets HUD wind and other structural standards for your area.
Quality roofing – Look for at least 30 year architectural shingles. Metal or tile roofs provide greater durability.

The right construction provides better temperature regulation, energy savings, storm resistance, and less long-term maintenance.

Appealing Design Elements

While evaluating the home’s construction, also consider the aesthetic qualities:

Exterior material – Vinyl and fiber cement siding hold up better than wood or plywood exteriors over time. Stone and brick detailing provides added visual appeal.
Roof pitch – A steeper pitch looks more appealing and prevents moisture issues.
Entries – Covered porches, dormers and other architectural details give the home character.
Floor plan flow – Look for open flowing floor plans that suit your lifestyle.
Interior finishes – Hardwood floors, granite countertops, custom cabinetry and other upgrades make the home feel higher-end.

Curb appeal and interior design elements create an attractive living environment and retain resale value.

Energy Efficient Features

An energy efficient manufactured home saves substantially on utility bills:

ENERGY STAR rated – Models certified to meet government-set energy efficiency guidelines.
High-efficiency HVAC – Look for minimum 14 SEER rating for electrical savings.
Low-E windows – Prevents indoor heat and cooling loss through windows.
Programmable thermostat – Allows custom temperature scheduling to conserve energy.
Energy recovery ventilation – Transfers heat and moisture for fresh air without energy waste.
LED lighting – Uses at least 75% less energy than incandescent lighting.
Heat pump water heater – Uses less energy than conventional water heater.
Thicker insulation – Added insulation reduces heating and cooling costs.

Prioritize energy savings features to lower environmental impact and monthly bills.

Customization Options

One advantage of manufactured housing is the ability to customize with features like:

Flooring – Pick carpeting, hardwood, tile, laminate and other flooring options by room.
Cabinetry – Select cabinet style, wood type, finish and hardware.
Countertops – Choose from granite, quartz, solid surfaces and laminate options.
Fixtures – Upgrade faucets, lighting, sinks, faucets and hardware.
Appliances – Opt for stainless, black, white or unique finishes on kitchen appliances.
Layouts – Modify room dimensions, remove walls, add windows or doors.
Exterior – Personalize with siding colors, window styles, additions like garages or decks.

The ability to pick specific finishes and features makes the home truly your own.

A manufactured home combining quality construction, appealing design, energy efficiency and personal customizations creates a comfortable living space perfect for you. Carefully examining these aspects helps identify the ideal home to fit your lifestyle and budget long-term. Take time touring models and learning specifications to make the best selection. With an informed decision, you can look forward to many years enjoying your new manufactured home.

Pros and Cons of Buying a Manufactured Home

Manufactured housing presents unique benefits and drawbacks to weigh as you make a buying decision:

Pros of Buying a Manufactured Home

Cost savings – Prefab construction allows manufactured homes to be 20-30% less than site-built homes. Land costs are also typically lower.

Customization – Pick floors, cabinets, counters, fixtures and layouts to personalize the home to your tastes.

Energy efficiency – Strict HUD standards mean manufactured homes focus heavily on insulation, appliances and other efficiency upgrades.

Quick move-in – Homes can be sited, installed and move-in ready within weeks since construction happens off-site.

Quality components – Manufacturing in climate controlled factories often produces more consistent building materials than variable outdoor site-built construction.

Pride of ownership – Manufactured home owners report higher satisfaction rates thanks to affordability and ability to customize.

Appreciation potential – The value of manufactured homes is dependent on location and upkeep like site-built homes. Those well-maintained can appreciate over time.

Cons of Buying a Manufactured Home

Financing challenges – Qualifying for mortgages and rates comparable to site-built homes can be difficult depending on the type of manufactured home.

Insurance limitations – Homeowner’s insurance is sometimes higher than site-built homes and not all insurers offer policies.

Zoning restrictions – Some neighborhoods prohibit manufactured homes or limit them to certain sections. Research regulations.

Resale concerns – Manufactured homes may have a lower resale value compared to site-built homes, depending on area demand.

Cost to move – Moving an existing manufactured home to a new location can be expensive and complicated.

DIY restrictions – As a factory-built structure, modifications require oversight from the manufacturer to preserve structural integrity.

Foundation – A permanent foundation is usually required for manufactured homes compared to trailer-only setups.

If choosing a manufactured home, select a quality model and consider placing it on land you own. Proper maintenance and home improvements can also boost long-term value. Weigh the trade-offs to make the best decision for your unique homeownership goals.

What to Expect With the Manufactured Home Buying Process

Purchasing a manufactured home follows a sequence of steps very similar to a site-built home. Here is a general overview of what to expect with the manufactured home buying process:

Research

Take time upfront to research manufactured home builders, models, features, costs and financing options in your area.
Narrow down the style and size home that best suits your needs and budget.

Selection

Tour model homes from builders you are interested in to view quality of construction and standard features.
If allowed, take measurements and photos to visualize how your belongings may fit within different home layouts.
Create a checklist of your must-have features to use when comparing options.
Choose a manufactured home builder and specific model once you’ve completed thorough research.

Customization

Many manufacturers allow buyers to customize aspects like floor plans, finishes, fixtures and more.
Work with the builder’s design center or agent to modify the home to your specifications.
Stay within your budget parameters when selecting any upgrades or changes.

Purchase Agreement

You will sign a purchase agreement with the manufacturer to order your customized home.
The agreement will detail the home specifications, price, delivery, warranty, any associated costs and purchase terms.
Secure any financing and submit earnest money deposit once agreement is signed.

Site Preparation

While home construction takes place in 4-6 weeks, prepare and improve the site where it will be located.
Site preparation may involve clearing land, installing utilities, pouring a foundation, building access roads, etc.
A general contractor can oversee this site work based on the manufactured home’s requirements.

Installation

Once construction is complete, your home will be transported to your site.
Contractors will block, level, anchor and install the home on the foundation as well as hook up utilities.
Expect 1-2 days for the on-site installation process.

Finishing Touches

Add front porches, decks, landscaping and any other external improvements to complete your new home.
Treat the interior just like a site-built home and make it your own with paint colors, decor and furniture.
Throw a housewarming party to show off your beautiful new manufactured abode!

While manufactured homes are built off-site, the buying process, prep work, delivery, setup and finishing are quite similar to purchasing a site built home.

Costs to Consider When Buying a Manufactured Home

Buying a manufactured home involves more than just the purchase price of the home itself. Be sure to budget for these additional costs:

Land – If you do not already own land, you will need to purchase a lot or acreage which can add $10,000 – $100,000+ depending on the location.

Foundation – A standard perimeter foundation for a manufactured home often ranges $5,000 – $20,000 installed.

Site work – Preparing the site with access, drainage, vegetation removal, utility lines can cost $5,000 – $30,000 based on needed work.

Delivery – Transporting the home to your site typically runs $1.00 – $3.00 per mile from the manufacturer.

Installation – Blocking, anchoring, leveling and setup of the home averages $3,000 – $7,000.

Utility connections – Hooking up water, electric, sewer and gas lines generally totals $2,000 – $4,000.

System testing – Inspections of plumbing, electric, gas and the HVAC system cost around $1,000 total.

Skirting – To enclose the crawl space or foundation, skirting installation averages $1,500 – $5,000.

Decks/porches – Attached or detached outdoor living spaces often run $8,000

Manufactured Home Buying Tips