Manufactured Home FAQs

Manufactured homes are built to federal HUD standards on a permanent chassis, making them more affordable and faster to deliver. Modular homes are built to state IRC codes like site-built homes, placed on permanent foundations, and qualify for conventional mortgages. Both are built in factories with quality control that exceeds site-built construction.

Pricing depends on the size, series, and options you choose, so Factory Direct quotes every home line by line — the home, each option, and delivery priced separately with no hidden markups. Factory-direct buying keeps these among the most affordable new homes in Indiana. Call (260) 308-1457 or request a quote online for current pricing on any floor plan.

No. We are not a lender, we do not arrange or broker financing, and we do not pull credit. You choose your own lender. What we hand you is the list of lenders our customers have used before, with no recommendation attached — chattel loans for home-only purchases, land-home packages and conventional mortgages are all routes buyers take. Cash buyers receive preferred pricing discounts.

From order to move-in typically takes 8-12 weeks. Manufacturing takes 6-8 weeks at our Topeka, IN factory just 30 miles away. Site preparation and permitting add 2-4 weeks. Because we're local, our delivery times are faster than dealers located farther from the factory.

Yes, manufactured homes can be placed on private land in most areas of Indiana, Ohio, and Michigan. Rural counties like Noble, DeKalb, and Whitley have zoning-friendly regulations. You or your contractor verify zoning compliance for your specific property and pull the permits — we can point you to the right county offices.

We deliver manufactured and modular homes throughout Indiana, Ohio, and Michigan. Our Auburn, Indiana location is centrally located just 30 miles from the Champion factory, allowing us to serve the entire region with lower delivery costs.

Modern manufactured homes built to HUD or IRC codes hold value well, especially when placed on permanent foundations. Modular homes appreciate similarly to site-built homes. Key factors include location, foundation type, and home quality. Champion homes come with comprehensive warranties.

Our line-item pricing shows exactly what you're paying for: the home itself and delivery from the factory. Setup, installation, and site work are separate — you hire your own contractors for those, and unlike dealers who bundle everything, that's how most of our buyers save thousands. Ask us for our referral list of licensed and insured contractors.

Start by browsing our floor plans online or visiting our Auburn showroom. Get pre-qualified for financing so you know your budget. Then choose your home model and customization options. We'll guide you through every step from there.

Yes, site preparation includes clearing, grading, foundation, and utility connections. This happens while your home is being built (6-8 weeks). You hire your own contractors for this work — ask us for our referral list of licensed and insured crews past customers have used. Proper site prep is essential for a smooth installation.

Your home sections are transported from our Topeka factory to your site. The setup crew you've hired places the home on the foundation, levels and secures it, connects utilities, and completes finishing work. This takes 1-3 days depending on complexity. You'll do a final walkthrough before move-in.

Lenders on our list work with a range of credit profiles — generally 575+ for chattel loans, with stronger rates above 650. Each one sets its own standards, so ask them directly. We are not a lender, we do not pull credit, and we do not recommend one lender over another.

Chattel loans typically require 5-10% down. Land-home packages may require more. Conventional financing for modular homes on permanent foundations generally starts around 5% down. We also offer preferred payment discounts for cash buyers.

Yes! That's what chattel loans are for — several lenders on the list we hand you specialize in home-only financing. You can place the home on your land, leased land, or in a community. This is our most popular financing option.

Pre-qualification can happen in minutes. Full approval typically takes 3-7 business days once all documentation is submitted. Much faster than traditional mortgages. We work with lenders who understand manufactured homes and can move quickly.