Side-by-Side Comparison
| Manufactured | Modular | Mobile (pre-1976) | |
|---|---|---|---|
| Building code | Federal HUD Code | State/local IRC (same as site-built) | None (pre-HUD) |
| Chassis | Permanent steel chassis | No permanent chassis | Permanent chassis |
| Foundation | Pier/blocking or permanent | Permanent foundation | Typically pier/blocking |
| Financing | Chattel or land-home | Conventional / land-home mortgage | Hard to finance; often cash |
| Appreciation | Good, esp. on owned land | Like site-built | Limited |
| Relative cost | Most affordable | Higher, still below site-built | N/A (used/older) |
All new homes we sell are manufactured or modular — built to current HUD or IRC codes.
Manufactured Homes (HUD Code)
Manufactured homes are built entirely in a factory to the federal HUD Code and transported to your site on a permanent steel chassis. They come as single wides, double wides, and triple wides, and they’re the most affordable path to new home ownership. Placed on owned land with a permanent foundation, they hold value well and are commonly financed with chattel or land-home loans.
Modular Homes (IRC Code)
Modular homes are built in sections to the same state and local (IRC) building codes as site-built houses, then assembled on a permanent foundation. Because they meet the same codes and sit on a permanent foundation, modular homes are appraised, financed, and titled like site-built homes and appreciate similarly — with the speed, precision, and savings of factory construction.
Mobile Homes (Pre-1976)
“Mobile home” is the legal term for factory-built homes made before the HUD Code took effect on June 15, 1976. Anything built after that date is a manufactured home. People still say “mobile home” out of habit, but if you’re buying new today, you’re choosing between a manufactured or a modular home.
Common Questions
Manufactured, modular, and mobile homes
What is the difference between a manufactured home and a modular home?
Is a mobile home the same as a manufactured home?
Which holds its value better, manufactured or modular?
Are modular homes more expensive than manufactured homes?
Can you tell the difference once the home is finished?
Not Sure Which Is Right for You?
We’ll help you compare manufactured and modular options based on your land, budget, and financing — factory-direct, from our Auburn, Indiana showroom.