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Complete Buyer’s Guide

Last updated 15 min read

Everything you need to know about buying a manufactured home. From types and financing to costs and timeline.

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

Multi-Section

1,000-2,400 sq ft • 3-5 beds • Spacious living • Family favorite

Modular

1,000-2,500+ sq ft • 2-5 beds • Site-built quality • IRC code

What Is a Multi-Section Home?

If you've been searching for a double wide, you've already found it — multi-section is the industry's modern name for the same home. These homes are built as two or more sections at the factory, delivered separately, and joined into one seamless house on your site. Today's multi-section homes bear little resemblance to the “double wides” of decades past: they're built to the federal HUD code with residential drywall, pitched shingle roofs, Shaker cabinetry, kitchen islands, and walk-in closets — which is why the industry (and our listings) moved to a name that better reflects what they actually are.

At 24 to 32 feet wide and up to about 2,400 square feet, a multi-section home lives like a site-built ranch — multiple living areas, three to five bedrooms, and open kitchen layouts — at a fraction of the price per square foot. Browse our multi-section floor plans to see the current Champion lineup.

The Buying Process

  1. Determine Budget — Include home, delivery, setup, and site work
  2. Get Pre-Qualified — Understand your financing options
  3. Research Homes — Browse floor plans and manufacturers
  4. Visit Showrooms — Walk through actual homes
  5. Choose & Customize — Select options and features
  6. Finalize Financing — Complete loan application
  7. Prepare Site — Foundation, utilities, access
  8. Order & Build — 6-8 weeks manufacturing
  9. Delivery & Setup — 1-3 days placement
  10. Move In — Final inspection and keys

Understanding Costs

Typical Cost Breakdown

  • Home (single wide, multi-section, or modular)Line-item quote — contact us
  • Delivery$2,500 - $8,000
  • Setup & Installation$5,000 - $15,000
  • Site Work$5,000 - $50,000+

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$738

at 9.99% APR

Home Price$85,000
Down Payment-$8,500
Loan Amount$76,500
Total Interest$100,556
Total Cost$185,556
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This is an estimate. Actual rates and terms may vary based on credit approval.

Financing disclosure. Payment figures are estimates for illustration only, based on the price, down payment, annual percentage rate (APR) and term you entered, and assume a fixed-rate, fully amortizing loan with equal monthly payments. They exclude taxes, insurance, site work, delivery, set-up and any lender fees. Factory Direct Homes Center LLC is not a lender and does not offer, arrange or approve credit; financing is provided by independent lenders, subject to their credit approval, and your actual rate, APR, term and payment may differ. This is not a commitment to lend. Ask your lender for a Truth in Lending disclosure before you sign.

HUD notice. Manufactured homes are built to the U.S. Department of Housing and Urban Development (HUD) Manufactured Home Construction and Safety Standards (24 CFR 3280) and carry a HUD certification label; modular homes are built to the state-adopted residential building code (IRC). Floor plans, renderings, dimensions, square footage and standard features are Champion Home Builders’ published specifications, are approximate, and may change without notice. Site work, foundations, utilities and installation are performed by independent contractors under local permits and are not part of the factory’s certification. See our terms for full details.

Lender and contractor referrals. Lender and contractor lists are provided for information only. Factory Direct Homes Center recommends no lender and no contractor, receives nothing for naming them, and does not hire, supervise or warrant any contractor. You choose who you work with.

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

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.
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.
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.
Every home is quoted line-item — the home, each option, and delivery priced separately — so you see exactly what you're paying for; contact us for current pricing on any floor plan. Beyond the home itself, budget for delivery ($2,500-$8,000), setup ($5,000-$15,000), and site work ($5,000-$50,000+). Financing options can make monthly payments comparable to apartment rent.
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, the foundation and the setup — ask us for our referral list of licensed and insured contractors — and you or your contractor confirms the parcel's zoning before purchase.
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 by lender. We are not a lender and do not recommend one — you choose your own, from a list of lenders our customers have used.
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.
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 30 miles from the factory.

Ready to Take the Next Step?

Browse Floor PlansExplore Financing

Site work, foundations, utilities and setup are yours to arrange. Our referral list names licensed and insured contractors past customers have used — it is information, not a recommendation or an endorsement. We do not hire, supervise, schedule or warrant them, we receive nothing for naming them, and you are free to use anyone you choose.

Related Resources

Guides & Resources

Educational guides for manufactured home buyers. Financing, pricing, buying process, and more.

Financing Options for Manufactured Homes

Chattel, land-home, and conventional loans explained for manufactured homes.

The Manufactured Home Blog

Expert guides, buyer tips, financing advice, and industry news for manufactured and modular home buyers.

How Our Pricing Works

Line-item pricing explained. See exactly what you pay for — home, delivery, setup, site work.

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Guides & Resources

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