Thinking about buying a manufactured home? Manufactured homes come in a variety of styles, sizes, and floor plans. Homes range in price from around $15,000 for an older pre-owned home to over $100,000 for a new custom manufactured home. Our homes can be placed on land that you have pre-bought, whether it’s out in the country or in a planned subdivision or community. We also have home/land packages available.

All of our manufactured homes are factory-built to meet the federal Manufactured Home Construction and Safety Standards.

You have several choices if you are considering buying a manufactured home:

      Search Pre-Owned Homes for Sale
Buy a new Manufactured Home

To help you with the home buying process, we decided to develop this guide. You’ll learn about how a home is constructed, purchasing one of your own, important warranty protection, transportation, and installation.

1. Choosing Your Home
2. Buying Your Home
3. Site Preparation
4. Placement of Your Home

If you have decided that a manufactured home is right for you, consider the following issues:

What size home and floor plan do I want?
Spacious living rooms, dining rooms, fully-equipped kitchens, bedrooms, family rooms, and utility areas are all included in the floor plans and model sizes. You can choose a single- or multi- section design, all depending on the size of your homesite. Ranging from 900 to 2,500 square feet, homes can be customized to meet your needs and preferences.

What features are available?
The interior design can include custom cabinets; wood-burning fireplaces; walk-in closets; and bathrooms with recessed tubs and whirlpools. You’ll have flexibility in choosing variations to floor plans and décor because most manufacturers use computer-assisted design.

Depending on your taste and budget, you can choose from a variety of exterior designs. Metal, vinyl, wood and hardboard are the siding materials you can choose from; they also come in an array of colors. Also available for exterior options are awnings, enclosures around the crawl space, patio covers, decks and steps.

How much can I expect to pay for a home?
A new home can cost anywhere from $15,000 to over $100,000 (price not including the land) depending on the size, floor plans, and the features.

What financing options are available?
Like any site-built home, there are a variety of financing options when you buy a manufactured home. Loan terms and down payments are similar – 5 to 10 percent of the home’s sale price, and 15 to 30 years for loan terms. We have programs that allow you to “buy the rate down” and we also offer fixed and variable rate loans. Traditional mortgage financing can usually be arranged if you own or plan to purchase the land where you will place your home.

What other costs can I expect to pay?
While you’ll have other regular and periodic payments, your mortgage payment may be your biggest expense. Those payments may include utilities, property taxes, land rental fees, insurance, routine maintenance, and other service fees such as water and sewer. Set by HUD, today’s manufactured homes are built to meet new national energy standards. The new energy conserving features found in today’s models help reduce your monthly energy costs.

How much maintenance will my home need?
Maintenance requirements are outlined in your homeowner’s manual. Following them is important. Failure to follow those requirements could void the warranty, as well as lessen the life and value of your home.

What warranty coverage is offered on the home, its transportation, and installation?
Written warranties offered by manufacturers should cover:

• Structural workmanship;
• Factory-installed plumbing, heating and electrical systems; and
• Factory-installed appliances, which may also be covered by separate appliance manufacturer warranties.

Important differences among warranties may include the manufacturer not covering installation and transportation of the home; although you may be able to get this coverage through the retailer or installation contractor. It’s a good idea to check the coverage on any warranties offered before you buy although you may never need such warranty services.

Where can I locate my home?
Some are placed in subdivisions or on privately owned property. If the idea of placing your home on privately owned property appeals to you, you’ll need to find out about zoning laws, restrictive covenants, and utility connections.

In a land-lease community specifically designed for manufactured homes you will have fewer siting considerations such as utility connections. You will own the home but you will only be leasing the land.

Another option is to buy the home and land together in a planned subdivision. Going this route, the developer handles the siting issues.

May I move my home?
Although it’s not common to do so, you can move your home. Transporting a home can place considerable stress on the structure and contents. Nonetheless, make sure you check with the appropriate state authorities about transportation and zoning regulations if you do plan to move you home at some future time. Some states have restrictions that may prevent you from moving your home such as weight, size and width. Make sure you use a professional transporter if you relocate. Never try to move the home yourself.

Checking the data plate zone maps in your home is also important. Your home was constructed for specific wind, snow, and thermal zones, these maps tell you this information. Use them to determine if the new location is suitable for your home.

Another consideration is cost. Besides transport expenses, which include licensing fees to take your home through a state, you’ll also have to pay for a new foundation, installation, and utility hook-ups.

We can help you find a home that is perfect for you and your family. We offer a variety of new and pre-owned manufactured homes for sale. Through our manufacturers, you also have the option of placing an order for a new custom manufactured home. We can also help you arrange for financing.

One of the most important investments you can make in your lifetime is buying a home.

Manufacturer’s Warranty
Before you buy a new manufactured home, we have warranties available for you to review and read.

What coverage comes with the home?
The manufacturer’s warranty covers substantial defects in the following areas:

• Workmanship in the structure;
• Factory-installed plumbing, heating, and electrical systems; and
• Factory-installed appliances, which may also be covered by separate appliance manufacturer warranties.

Manufacturer warranties DO NOT cover:

• Improper installation and maintenance;
• Accidents;
• Owner negligence;
• Unauthorized repairs; or
• Normal wear and aging.

Typically included in warranties are:

• The terms of the warranty;
• What you must do to keep the warranty in effect;
• What you can reasonably expect from us; and
• That the home has been installed according to manufacturer installation instructions and local regulations.

Appliance warranties
Home appliances also have warranties. A requirement in some states is that the home manufacturer’s warranty include home appliances; they may also come with the use and care manuals from the appliance manufacturer. Before you buy a home you have the right to review copies of all warranties. It’s a good idea to do so, and to compare coverage.

Read the warranty carefully. Note their length and terms. You’ll get service from a local appliance service center in most cases. Contact us for guidance if warranty service isn’t available.

Site Preparation, Transportation, Installation, and Inspection

Make sure the site has been properly prepared before your home is installed. We can provide you with valuable guidance and assistance to help ensure satisfaction with your home for years to come. Paying careful attention to the following details with also help to ensure your satisfaction.

Site Preparation
You may be responsible for site preparation if you’re having the home installed on your own land.

Some things you should do to prepare your site are:

• The site must be as level as possible.
• The soil must be graded and sloped away from the home for water runoff.
• The delivery truck must be able to reach the site.
• The area where the home will site must be clear of trees, rocks, and other debris.
• Fill soil must be compacted to prevent the foundation from sinking or shifting.
• While you may be able to do some of the site preparation, most tasks require professional expertise such as grading and compacting soil. You could do damage to your home that’s not covered by the warranty otherwise.

Delivery Because each lot is unique and is subject to different delivery and installation methods, it is best if you contact us for specific information regarding delivery.

Placement of your home You’ll need to decide where you want to live before you buy a home. Several options are at your disposal. Purchasing a home in a community is one option; another is to place your home on land you own.

Personal Real Estate There are several matters to consider if you plan to buy your own land. Some of those concerns we may be able to help you with are as follows:

Zoning. You may face zoning requirements or restrictions in some area. For more information, contact your planning and zoning office.

Restrictive Covenants. These are limitations in property deeds that control how a piece of land can be used. To avoid problems, you may want to seek the advice of a real estate attorney.

Utilities. Manufactured homes come with plumbing, electrical, and heating systems. All you have to do is connect them to utilities. For connection and cost information, contact your local public utility companies.

Water. You may have to drill a well as some areas don’t have local water lines. For cost estimates, check with a local well-drilling company. You’ll want to check with local health officials about water quality.

Sewage. Some areas rely on septic systems rather than city or county sanitary sewerage systems. Check with the local authorities about installing a septic tank if you can’t connect your home to a municipal or county system. For building permits, contact the office responsible or your local health department.

Manufacture Home Communities A community specifically planned for manufactured housing might appeal to you. Since most services are included, buying a home in a community involves fewer practical concerns than siting the home on your own land.

Buying a Home on Site Planned subdivisions are gaining popularity because the developer is responsible for installation. Before you buy, be sure to ask us about costs, services, and covenants.