Manufactured Home Financing Options
Manufactured homes on permanent foundations are eligible for FHA, VA, and conventional mortgage financing in California. The home must be built after June 15, 1976 (HUD code), affixed to a permanent foundation with the wheels and axles removed, titled as real property (not personal property), and meet the lender's minimum square footage requirements (typically 400-600 sq ft). FHA manufactured home loans require 3.5% down with the same credit requirements as site-built homes. VA loans offer zero down for eligible veterans.
Homes in mobile home parks that are titled as personal property (not real property) require chattel loans — personal property loans rather than mortgages. Chattel loans have higher rates (8-14%), shorter terms (15-20 years), and larger down payments (10-20%) but are the only option when the home is not permanently affixed to owned land. California has significant manufactured housing stock, particularly in the Central Valley, Inland Empire, and rural areas.
Frequently Asked Questions — Manufactured & Mobile Home Loans
What is a manufactured home loan in California?
A manufactured home loan finances a factory-built home, and terms depend heavily on whether it is titled as real property. A home on a permanent foundation on land you own qualifies for conventional, FHA and VA financing at 5-20% down. A home in a leased-land park is personal property and needs chattel financing at higher rates. Lenders require the HUD data plate and a foundation certification.
What credit score do I need for manufactured & mobile home loans?
Most manufactured home loan programs in California look for 620-660+. Credit tends to affect your pricing more than your eligibility — a stronger score usually shows up as a lower rate rather than a different answer on whether you qualify.
How much down payment do I need?
A manufactured home loan in California typically requires 5-20% down. The exact figure moves with your credit profile, occupancy and property type — stronger files land at the low end of that range.
How long does closing take?
A manufactured home loan in California generally closes in 30-50 days. Appraisal turn times and how quickly you return requested documents are the two things that move that timeline most.
Can I use this program for an investment property?
A manufactured home loan is available for primary residence usually. Occupancy affects both pricing and down payment, so confirm the intended use up front — it changes the terms you are quoted.
Are rates higher for manufactured & mobile home loans?
Manufactured home loan rates run at or close to conventional market rates, since these are agency-eligible loans. Your specific number depends on credit, down payment, occupancy and the day you lock.
Do I need to verify my income?
For a manufactured home loan, income is full documentation, with the home required to be on a permanent foundation. This is the main way the program differs from a standard conventional loan, and it is usually the reason borrowers choose it.
Can I refinance later into a different program?
Yes. With a manufactured home loan the usual path is to refinance conventionally once the home is titled as real property. Nothing locks you in — plan the exit when you take the loan rather than after.
What documents do I need to apply?
For a manufactured home loan you will need a government ID, credit authorization and property details, plus the HUD data plate, foundation certification and proof of land ownership.
How do I get started?
Call (888) 703-1840 for a free manufactured home loan consultation, or use the form on this page. Pre-approval usually takes 1-3 business days, and there is no cost and no hard credit pull to find out what you qualify for.
Related Loan Programs
What is a manufactured home loan in California?
A manufactured home loan finances a factory-built home, and terms depend heavily on whether it is titled as real property. A home on a permanent foundation on land you own qualifies for conventional, FHA and VA financing at 5-20% down. A home in a leased-land park is personal property and needs chattel financing at higher rates. Lenders require the HUD data plate and a foundation certification.
What credit score do I need for manufactured & mobile home loans?
Most manufactured home loan programs in California look for 620-660+. Credit tends to affect your pricing more than your eligibility — a stronger score usually shows up as a lower rate rather than a different answer on whether you qualify.
How much down payment do I need?
A manufactured home loan in California typically requires 5-20% down. The exact figure moves with your credit profile, occupancy and property type — stronger files land at the low end of that range.
How long does closing take?
A manufactured home loan in California generally closes in 30-50 days. Appraisal turn times and how quickly you return requested documents are the two things that move that timeline most.
Can I use this program for an investment property?
A manufactured home loan is available for primary residence usually. Occupancy affects both pricing and down payment, so confirm the intended use up front — it changes the terms you are quoted.
Are rates higher for manufactured & mobile home loans?
Manufactured home loan rates run at or close to conventional market rates, since these are agency-eligible loans. Your specific number depends on credit, down payment, occupancy and the day you lock.
Do I need to verify my income?
For a manufactured home loan, income is full documentation, with the home required to be on a permanent foundation. This is the main way the program differs from a standard conventional loan, and it is usually the reason borrowers choose it.
Can I refinance later into a different program?
Yes. With a manufactured home loan the usual path is to refinance conventionally once the home is titled as real property. Nothing locks you in — plan the exit when you take the loan rather than after.
What documents do I need to apply?
For a manufactured home loan you will need a government ID, credit authorization and property details, plus the HUD data plate, foundation certification and proof of land ownership.
How do I get started?
Call (888) 703-1840 for a free manufactured home loan consultation, or use the form on this page. Pre-approval usually takes 1-3 business days, and there is no cost and no hard credit pull to find out what you qualify for.
3.5% downVA Loans →
0% down veteransConventional →
Standard financingConstruction →
Build new
Last updated: July 2026. Sources: Federal Housing Finance Agency (FHFA), HUD, VA, CalHFA, CFPB, California DRE. All loans subject to credit approval. Rates subject to change. Mortgage Guide California is an educational publisher. Sponsored by Save Financial, Inc. (NMLS #377740). Equal Housing Lender.
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