The first-time buyer's guide to buying a manufactured home
November 2, 2026
Buying a manufactured home can be one of the most affordable ways to own where you live, but the process is different from buying a site-built house. This guide walks through the steps in order.
1. Decide where the home will sit
The biggest decision is whether you will place the home in a land-lease community (you own the home and rent the lot) or on land you own. It drives almost everything else: your financing options, your monthly costs and how easily you can sell later. Our park directory lets you browse communities by state, and the compare tool puts up to three side by side.
2. Build a realistic monthly budget
Add up the loan payment, lot rent, utilities, insurance, taxes and a repair reserve. Our guide to the true monthly cost has a simple worksheet. Lot rent can change over time, so ask for the park's rent history before you commit.
3. Line up financing early
Homes in leased lots are usually financed with a personal-property ("chattel") loan, while homes on owned land with a permanent foundation can often qualify for a regular mortgage. Rates, terms and down payments differ a lot. Read chattel loans vs. mortgages and get pre-approved by more than one lender.
4. Choose new or used
A new home comes with a warranty and current energy standards, but also delivery, installation and hookup costs. A used home costs less up front but needs a careful inspection. Use our inspection checklist for used homes.
5. Check the park before you fall in love with the home
If you are buying in a community, the park's rules and rent matter as much as the house. Work through the questions to ask before buying in a land-lease community. Many parks also require buyers to apply and be approved.
6. Verify the title and look for liens
Make sure the seller has a clean title and that no loan or unpaid taxes are attached to the home. Requirements for titles and ownership records vary by state, so ask your lender, title company or the state agency that records manufactured home titles.
7. Close, transfer the title and insure the home
Get insurance in place before closing, and make sure the title is properly transferred into your name. If the home is moving, confirm who is responsible for the move, setup, anchoring and utility connections.
Common first-time mistakes
- Skipping the inspection on a used home.
- Not asking how lot rent has changed over the last several years.
- Assuming the home can be moved cheaply later. Moving a home is expensive, and many older homes cannot be moved safely.
- Budgeting only for the loan payment and forgetting lot rent, utilities and insurance.
This guide is general information, not legal or financial advice. Rules vary by state, so confirm the details with your lender and local authorities.