Introduction
Buying a manufactured home is one of the most significant decisions you'll make. This guide walks you through everything you need to know—from understanding home types to financing options to the complete buying process.
Types of Factory-Built Homes
Single Wide
500-1,200 sq ft • 1-3 beds • Most affordable • Faster delivery
Double Wide
1,000-2,400 sq ft • 2-4 beds • Spacious living • Family favorite
Modular
1,000-2,500+ sq ft • 2-5 beds • Site-built quality • IRC code
The Buying Process
- Determine Budget — Include home, delivery, setup, and site work
- Get Pre-Qualified — Understand your financing options
- Research Homes — Browse floor plans and manufacturers
- Visit Showrooms — Walk through actual homes
- Choose & Customize — Select options and features
- Finalize Financing — Complete loan application
- Prepare Site — Foundation, utilities, access
- Order & Build — 6-8 weeks manufacturing
- Delivery & Setup — 1-3 days placement
- Move In — Final inspection and keys
Understanding Costs
Typical Cost Breakdown
- Home (single wide)$50,000 - $80,000
- Home (double wide)$80,000 - $150,000
- Delivery$2,500 - $8,000
- Setup & Installation$5,000 - $15,000
- Site Work$5,000 - $50,000+
Financing Options
Chattel Loans
Home-only financing. No land required. Faster approval. 5-10% down.
Land-Home Packages
Home and land financed together. Longer terms. Builds equity.
Conventional
For modular homes. Best rates with good credit. 10-20% down.
Timeline Expectations
Week 1
Pre-Qualification — Get financing pre-approved
Week 2
Selection — Choose home and options
Weeks 3-10
Manufacturing — Home built at factory
Week 11
Site Prep — Foundation and utilities
Week 12
Delivery — Home placed and set up
Buyer's Guide FAQs
Common questions from first-time manufactured home buyers
What is the first step in buying a manufactured home?
The first step is determining your budget and getting pre-qualified for financing. This helps you understand what you can afford and shows sellers you're serious. Next, research floor plans and manufacturers to find homes that meet your needs. Visiting showrooms to walk through actual homes is highly recommended before making a decision.
How long does it take to buy and move into a manufactured home?
The typical timeline from order to move-in is 8-12 weeks. Manufacturing takes 6-8 weeks at the factory. Site preparation and permitting add 2-4 weeks. Delivery and setup takes 1-3 days. However, if you need to prepare land (clearing, foundation, utilities), add 4-8 weeks for site work. Starting financing early helps keep the process moving smoothly.
What is the difference between manufactured and modular homes?
Manufactured homes are built to federal HUD standards on a permanent chassis, making them more affordable and faster to deliver. They're transported in one or more sections and can be placed on various foundations. 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.
How much does a manufactured home really cost?
Single wide homes typically cost $50,000-$80,000, double wides $80,000-$150,000, and modular homes $100,000-$200,000+. However, the total cost includes delivery ($2,500-$8,000), setup ($5,000-$15,000), and site work ($5,000-$50,000+). We provide line-item pricing so you see exactly what you're paying for. Financing options can make monthly payments comparable to apartment rent.
Can I put a manufactured home on my own land?
Yes, manufactured homes can be placed on private land in most areas, though zoning restrictions vary. Rural counties typically have fewer restrictions than cities. You'll need to verify zoning compliance, obtain permits, prepare the site (clearing, foundation, utilities), and ensure road access for delivery. Your own licensed contractors handle the site work — ask us for our referral list of licensed and insured contractors — and we can help you check your property's zoning suitability before purchase.
What financing options are available for manufactured homes?
Several financing options exist: Chattel loans (home-only, no land required), land-home packages (home and land financed together), and conventional mortgages for modular homes on permanent foundations. Credit requirements vary, with options available for scores as low as 575. We work with multiple lenders to find the best option for your situation.
Do manufactured homes hold their value?
Modern manufactured homes built to HUD or IRC codes can hold value well, especially when placed on permanent foundations. Like any home, value depends on location, condition, and market factors. Modular homes typically appreciate similarly to site-built homes. Key factors for value retention include: quality construction, permanent foundation, good location, and proper maintenance. Champion homes come with warranties that protect your investment.
What should I look for when choosing a manufactured home dealer?
Look for: authorized dealer status with reputable manufacturers, transparent pricing (line-item, not bundled), local knowledge and service area, financing options and lender relationships, customer reviews and testimonials, warranty support, and post-sale service. Be wary of dealers who pressure you, won't provide detailed pricing, or lack local presence. Factory Direct is a family-owned, authorized Champion dealer located just 20 miles from the factory.