Manufactured & Mobile Home Loans
FHA, VA, and conventional financing for manufactured homes on permanent foundations. We work with both new and existing manufactured homes.
Start Here, It's Free
Step 1 of 9
Financing Manufactured Homes in Michigan
Manufactured homes represent a significant portion of Michigan's housing stock, particularly in rural areas and communities where site-built homes are less accessible or affordable. Financing options for manufactured homes have expanded significantly in recent years, and Michigan buyers now have access to FHA, VA, USDA, and conventional loan programs for qualifying manufactured homes — in addition to chattel loans for homes not permanently affixed to land.
Chattel vs. Real Property Loans
The most important distinction in manufactured home financing is whether the home is classified as real property or personal property (chattel). A manufactured home is classified as real property when it is permanently affixed to a foundation on land that the borrower owns. In this case, it can be financed with a traditional mortgage — FHA, VA, USDA, or conventional. If the home is on leased land or is not permanently affixed, it is classified as chattel and must be financed with a chattel loan, which typically has higher rates and shorter terms than real property mortgages.
Foundation Requirements for Conventional and FHA Financing
For a manufactured home to qualify for conventional or FHA financing, it must be permanently installed on a foundation that meets HUD's Permanent Foundations Guide for Manufactured Housing. The home must also have been built after June 15, 1976 (the date HUD standards for manufactured housing took effect), and must have the HUD certification label affixed. An engineer's certification of the foundation is typically required for FHA loans. Homes that do not meet these standards may still be eligible for chattel financing.
Land-Home Packages
If you are purchasing a manufactured home and land together as a package, you can finance both in a single loan — provided the home meets the real property requirements described above. Land-home package loans are available through FHA, VA, USDA (in eligible rural areas), and some conventional programs. This is often the most cost-effective financing structure because it combines the land and home into a single mortgage with a single payment and typically lower rates than a chattel loan.
Frequently Asked Questions
What is the difference between a manufactured and modular home?
A manufactured home is built entirely in a factory and transported to the site on a permanent chassis. A modular home is also factory-built but is transported in sections and assembled on a permanent foundation — it is treated the same as a site-built home for financing purposes. Manufactured homes have specific HUD standards and financing requirements that modular homes do not.
Do manufactured homes qualify for FHA loans?
Yes, if they meet FHA's requirements: built after June 15, 1976, permanently affixed to an approved foundation on owned land, and bearing the HUD certification label. An engineer's certification of the foundation is typically required.
What foundation is required for a conventional loan on a manufactured home?
The foundation must meet HUD's Permanent Foundations Guide for Manufactured Housing. This typically means a concrete perimeter foundation or concrete piers with tie-downs. An engineer's certification verifying the foundation meets HUD standards is required for most conventional and FHA manufactured home loans.
Can I finance land and home together?
Yes. Land-home package loans finance both the manufactured home and the land in a single mortgage, provided the home meets real property requirements. FHA, VA, USDA (in eligible areas), and some conventional programs offer land-home package financing.
Why Michigan Mortgage Solutions?
We've been helping Michigan families achieve homeownership since 1999. Here's what sets us apart.
Practice Purchase™ System
Our exclusive process lets you simulate your mortgage before you commit, no risk, no hard credit pull.
Expert Team of 5 Loan Officers
From first-time buyers to seasoned investors, our specialists match you with the right expert for your situation.
Same-Day Approvals Available
Get a verified pre-approval letter the same day in many cases, so you can make competitive offers with confidence.
Access to 50+ Lenders
As a broker, we shop your loan across dozens of lenders to find the best rate and terms, not just one bank's products.
Specialty & Hard-to-Place Loans
Self-employed? Low credit? High DTI? ITIN? We have programs for borrowers other lenders turn away.
Step-by-Step Guidance
We guide you from first conversation to closing day, no guesswork, no surprises, just clear communication.
What Our Clients Are Saying
275+ five-star reviews from homebuyers, homeowners, and investors across Michigan.
"Trevor and the team at Michigan Mortgage Solutions made buying our first home so easy. They walked us through every step and got us a rate we couldn't believe. Highly recommend!"
"I was self-employed and thought getting a mortgage would be a nightmare. Jason found us a bank statement loan that worked perfectly. Closed in 28 days!"
Ready to Get Started?
Get your free mortgage consultation today. No hard credit pull. No obligation.