How you finance a manufactured home depends mostly on whether it’s classified as real property (permanently attached to land you own) or personal property (on leased land, such as in a community). Real-property homes can qualify for conventional, FHA, VA and USDA mortgages; personal-property homes usually use “chattel” loans with higher rates and shorter terms.
Real property vs. personal property
| Real property | Personal property (chattel) | |
|---|---|---|
| Land | You own it, home on a permanent foundation | Leased lot or community |
| Loan types | Conventional, FHA, VA, USDA | Chattel loans, FHA Title I |
| Rates | Close to standard mortgage rates | Usually higher |
| Terms | Up to 30 years | Often 15 to 25 years |
Typical requirements for a mortgage
- Built after June 15, 1976, to the federal HUD code (check for the HUD certification label).
- On a permanent foundation that meets the program’s standards.
- Titled as real estate with the land, which may require surrendering the vehicle title.
- Minimum size requirements, depending on the program.
- Often not previously moved from its original site.
Fannie Mae’s MH Advantage and Freddie Mac’s CHOICEHome programs offer conventional financing close to site-built terms for newer homes with certain features.
Try it: Mortgage payment calculatorCompare payments at a mortgage rate and a higher chattel rate to see what classification is worth.Things to check
- Lot rent and community rules if the home is on leased land, and how lot rent could rise.
- Insurance availability and cost, especially in storm-prone areas; see homeowners insurance.
- Resale values in the area.
Estimate your full monthly cost, including lot rent if any, with the true cost to buy, and compare offers with compare mortgage offers.
Common questions
Can I get a regular mortgage on a manufactured home?
Yes, if it’s titled as real property, on a permanent foundation on land you own, and meets the program’s requirements.
What is a chattel loan?
A loan on the home as personal property, common in communities with leased lots; rates are usually higher and terms shorter.
Do manufactured homes need to be built after 1976?
For most mortgage programs, yes: built after June 15, 1976, to the federal HUD code.
Updated October 2026. Educational content. OfferBacked is not currently a lender and doesn’t issue pre-approvals or loans.