Manufactured Home Loan Requirements 2026
FHA, VA, USDA, and conventional loan requirements for manufactured homes. Credit scores, down payments, loan limits, and which lenders actually approve these loans.
QUICK ANSWER: Manufactured Home Loan Requirements 2026
FHA: 580 credit, 3.5% down. VA: $0 down (veterans only). USDA: 640 credit, $0 down (rural). Conventional: 620 credit, 3-5% down. All mortgage programs require the home to be on a permanent foundation and titled as real property. Must be built after June 15, 1976 (HUD code).
Min Credit (FHA)
580
3.5% down payment
Min Down (VA/USDA)
$0
Veterans & rural buyers
HUD Code Date
Post-1976
Required for all programs
Avg Manufactured Home
$127K
vs $412K site-built (2026)
Real Property vs Personal Property: The Key Distinction
Whether your manufactured home is titled as real property or personal property determines which loans you can access.
Real Property (Better)
- ✓ Home on permanent foundation
- ✓ You own the land
- ✓ Titled as real estate (deed)
- ✓ Qualifies for FHA, VA, USDA, conventional
- ✓ Lower rates (mortgage rates)
- ✓ 30-year terms available
Personal Property (Chattel)
- • Home on leased land (mobile home park)
- • Titled like a vehicle
- • Only chattel loans available
- • Higher rates (+1-2% above mortgage)
- • Shorter terms (15-25 years)
- • No land equity
Manufactured Home Loan Types: Full Comparison 2026
FHA Title II
3.5% downMin Credit Score
580 (3.5% down) / 500 (10% down)
Max Loan Amount
$498,257 (standard)
Max Term
30 years
Pros
Low down payment, flexible credit
Cons
MIP for life of loan (<10% down)
VA Loan
$0 downMin Credit Score
580-620 (lender minimum)
Max Loan Amount
No limit (full entitlement)
Max Term
30 years
Pros
No down payment, no PMI, competitive rates
Cons
Veterans/active duty only, funding fee
USDA Loan
$0 downMin Credit Score
640
Max Loan Amount
Based on income/area
Max Term
30 years
Pros
No down payment, low rates
Cons
Rural areas only, income limits apply
Conventional (MH Advantage)
3-5% downMin Credit Score
620
Max Loan Amount
$766,550 (conforming)
Max Term
30 years
Pros
PMI removable at 20% equity
Cons
Stricter home standards, higher credit req.
Chattel Loan
5-20% downMin Credit Score
575-640
Max Loan Amount
Varies by lender
Max Term
15-25 years
Pros
Easier to qualify, faster closing
Cons
Higher rates (+1-2%), shorter terms
Find lenders who specialize in manufactured homes
Not all lenders offer these loans — compare those who do
HUD Property Requirements for Manufactured Home Loans
HUD Certification Label
Red metal plate on each section, certifying HUD standards. Built after June 15, 1976.
Permanent Foundation
Concrete or masonry foundation. Wheels, axles, and hitch must be removed.
Real Property Title
Home must be deeded as real property, not titled as a vehicle.
Minimum Size
FHA requires at least 400 sq ft. Most lenders prefer 600+ sq ft.
Site Requirements
Adequate water, sewer, and utilities. Cannot be in flood zone without flood insurance.
Structural Integrity
No significant damage or safety hazards. FHA appraisal required for FHA loans.
Single-Wide Restrictions
Some lenders won't finance single-wide homes. Double-wide more widely accepted.
Age Restrictions
Some lenders limit financing to homes less than 20-30 years old.
Manufactured Home Loan Rates 2026
Manufactured home rates are typically 0.5-1.5% higher than site-built home rates. Current estimates (Feb 2026):
| Loan Type | Approx Rate | vs Site-Built |
|---|---|---|
| FHA (manufactured, real property) | 6.45-6.95% | +0.5-1.0% |
| VA (manufactured, real property) | 6.25-6.75% | +0.25-0.75% |
| USDA (manufactured, rural) | 6.35-6.85% | +0.35-0.85% |
| Conventional (MH Advantage) | 6.60-7.10% | +0.5-1.0% |
| Chattel Loan (personal property) | 7.50-10.50% | +1.5-4.5% |
How to Get a Manufactured Home Loan: Step-by-Step
Confirm the home qualifies
Verify the home has a HUD certification label (post-1976), is on a permanent foundation, and is titled as real property. If on leased land, you'll need a chattel loan.
Check your credit score
FHA: 580+. VA: 580-620+. USDA: 640+. Conventional: 620+. Pull your free report at AnnualCreditReport.com and dispute any errors before applying.
Choose your loan type
Veterans: VA loan (best rates, $0 down). Rural buyers: USDA. Low credit/down payment: FHA Title II. Strong credit: Conventional MH Advantage.
Find a specialized lender
Not all lenders offer manufactured home loans. Look for lenders that specifically advertise manufactured home financing. Credit unions often have flexible programs.
Get pre-approved
Gather: 2 years tax returns, W-2s, 2 months bank statements, pay stubs, and the HUD certification label number. Pre-approval typically takes 1-3 business days.
Order an FHA/VA appraisal
Government-backed loans require a specialized appraisal that evaluates both the home and the land. The appraiser verifies HUD compliance, foundation type, and minimum property standards.
Close on your loan
Manufactured home closings typically take 30-60 days. Chattel loans can close in as little as 2-3 weeks. Budget for closing costs of 2-5% of the loan amount.
Frequently Asked Questions
Can I get a manufactured home loan with bad credit?
Yes. FHA loans accept credit scores as low as 500 (with 10% down) or 580 (with 3.5% down). Chattel lenders may approve scores as low as 575. VA loans have no official minimum. The lower your credit score, the higher your interest rate will be.
What is the FHA Title I vs Title II difference?
FHA Title I allows financing for homes on leased land (personal property) with limits of $92,904 (home only) or $189,157 (home + lot). FHA Title II requires the home to be on a permanent foundation as real property, with limits up to $498,257 in standard areas.
Can I refinance a manufactured home?
Yes. If your home is on a permanent foundation and titled as real property, you can refinance with FHA, VA, USDA, or conventional loans. If it's a chattel loan, you may be able to refinance to a mortgage if you convert the home to real property first.
Do manufactured homes appreciate in value?
Manufactured homes on owned land generally appreciate similarly to site-built homes in the same area. Homes on leased land (in mobile home parks) tend to depreciate. Location is the biggest factor — a manufactured home in a desirable area on owned land can appreciate significantly.
Get Pre-Approved for a Manufactured Home Loan
Compare lenders who specialize in manufactured home financing. FHA, VA, USDA, and conventional options available.