Mobile Home Mortgage of July 2024

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A mobile home mortgage is a loan specifically designed to finance the purchase of a mobile or manufactured home. These types of homes are prefabricated structures built off-site and then transported to a permanent location. Unlike traditional stick-built homes, which are constructed on-site, mobile homes are typically less expensive and offer more flexibility in terms of location. Mobile home mortgages function similarly to traditional mortgages, where the borrower receives a loan from a lender to purchase the home, and the home itself serves as collateral for the loan.

One key distinction with mobile home mortgages is that they may have different requirements and terms compared to mortgages for conventional homes. Since mobile homes are often considered personal property rather than real estate, lenders may offer chattel loans for mobile homes. Chattel loans are secured by the home itself, rather than the land it sits on, and may have higher interest rates and shorter loan terms compared to traditional mortgages. Additionally, borrowers may need to own the land where the mobile home will be placed or enter into a land lease agreement to qualify for certain types of financing.


  1. Flexible Terms. Mobile home mortgages may offer more flexible terms compared to traditional mortgages, including shorter loan durations and potentially lower down payment requirements.

  2. Financing Options. Borrowers have access to various financing options for mobile homes, including loans from specialty lenders, local credit unions, and even some traditional mortgage lenders.

  3. Land Ownership Requirements. Depending on the lender and loan type, borrowers may need to own the land where the mobile home will be placed or enter into a land lease agreement to qualify for financing.

  4. Interest Rates. Interest rates for mobile home mortgages may vary depending on factors such as the borrower's credit history, loan term, and type of financing. Rates for chattel loans tend to be higher compared to traditional mortgage rates.

Pros and Cons


Accessibility. Mobile home mortgages provide an accessible path to homeownership for individuals who may not qualify for traditional mortgages due to lower credit scores or limited financial resources.

Affordability. Mobile homes are generally more affordable than traditional stick-built homes, making them an attractive option for budget-conscious buyers.

Flexibility. Mobile home mortgages offer flexibility in terms of location, allowing homeowners to choose where they want to live without being tied to a specific geographic area.


Higher Interest Rates. Chattel loans, which are common for mobile home financing, often come with higher interest rates compared to traditional mortgages, leading to higher overall borrowing costs.

Limited Appreciation. Mobile homes typically do not appreciate as much as traditional homes, which can impact the long-term financial investment for homeowners.

Land Ownership Requirements. Owning the land where the mobile home will be placed or securing a land lease can be a barrier to financing for some borrowers, adding complexity to the homebuying process.

How to Get a Mobile Home Mortgage

Apply for a loan

  1. Check Your Credit Score. Before applying for a mobile home mortgage, check your credit score. Lenders typically require a minimum credit score for approval. Aim to improve your credit score if it's lower than the lender's requirement.

  2. Research Lenders. Look for lenders that specialize in mobile home mortgages or offer financing options for manufactured housing. Compare interest rates, loan terms, and eligibility requirements from different lenders to find the best fit for your needs.

  3. Determine Loan Eligibility. Understand the eligibility criteria set by lenders, including income requirements, debt-to-income ratio, and down payment amount. Some lenders may also require you to own the land where the mobile home will be placed.

  4. Gather Documentation. Prepare necessary documents such as proof of income, employment history, annual tax returns, and identification documents. Having these documents ready will streamline the application process.

  5. Apply for Pre-Approval. Apply for pre-approval with your chosen lender to determine how much you can borrow and the interest rate you qualify for. Pre-approval shows sellers that you're a serious buyer and can strengthen your offer when purchasing a mobile home.

  6. Find the Right Mobile Home. Once you're pre-approved, start searching for a mobile home that fits your budget and needs. Consider factors such as size, location, amenities, and condition when choosing a mobile home.

  7. Finalize the Loan Application. Once you've found a mobile home you want to purchase, complete the loan application process with your lender. Provide any additional documentation requested and work closely with your lender to ensure a smooth closing process.

  8. Close the Loan. After your loan application is approved, review the terms and conditions of the loan before closing. Pay any closing costs and fees required by the lender, and sign the necessary paperwork to finalize the loan.


  1. Credit Score. Most lenders require a minimum credit score of 620 to qualify for a mobile home mortgage. Borrowers with higher credit scores may qualify for lower interest rates and better loan terms.

  2. Income Verification. Borrowers must provide proof of income, such as pay stubs, tax returns, or bank statements, to demonstrate their ability to repay the loan. Lenders typically require a debt-to-income ratio of 43% or lower.

  3. Employment History. Lenders prefer borrowers with stable employment histories. Typically, they require at least two years of continuous employment or income from the same source.

  4. Land Ownership or Lease. In many cases, borrowers must either own the land where the mobile home will be placed or have a long-term lease agreement in place. Some lenders may offer financing options for leased land, but requirements may be stricter.

  5. Insurance Coverage. Borrowers are required to obtain insurance coverage for the mobile home to protect against damage or loss. Lenders may require proof of insurance before approving the loan.


  1. Loan Amounts. Mobile home mortgages typically offer loan amounts ranging from $10,000 to $100,000, depending on factors such as the borrower's creditworthiness, income, and the value of the mobile home.

  2. Interest Rates. Interest rates for mobile home mortgages can vary widely based on market conditions, lender policies, and the borrower's credit score. Rates may range from 5% to 12%, with fixed or adjustable rate options available.

  3. Loan Terms. The repayment period for mobile home mortgages commonly ranges up to 20 years. Borrowers can choose between shorter terms with higher monthly payments or longer terms with lower monthly payments, depending on their financial situation.

  4. Down Payment Requirements. Lenders typically require a down payment of 5% to 20% of the mobile home's purchase price. The exact amount may vary based on factors such as the borrower's credit history, income stability, and the loan program.

  5. Collateral. The mobile home itself serves as collateral for the loan. In some cases, lenders may also require additional collateral, such as a vehicle or other valuable asset, to secure the loan.

Ways to Get the Money

  1. Certified Check. Some borrowers may choose to receive mortgage funds in the form of a certified check issued by the lender or closing agent. This method provides a physical form of payment that can be deposited into the borrower's bank account.

  2. Escrow Disbursement. In some cases, mortgage funds are held in an escrow account and disbursed to the appropriate parties at closing. This method ensures that all closing costs and fees are paid before releasing the remaining funds to the borrower.

  3. Direct Deposit. Certain lenders offer the option for mortgage funds to be directly deposited into the borrower's bank account on the day of closing. This electronic transfer provides immediate access to the loan proceeds without the need for physical checks or wire transfers.

Best Places to Get a Mobile Home Mortgage

Manufactured Nationwide stands out for its availability across all 50 states and its willingness to work with borrowers who have fair credit. Offering competitive fixed rates, it provides flexibility in loan terms. However, it's important to note that the company doesn't finance homes on rented land or in mobile home parks unless they are Fannie Mae-approved and permanently affixed to land, and some programs may have lengthy closing processes.

ManufacturedHome.Loan caters to borrowers with good credit scores, offering strong mortgage options and first-time homebuyer programs. It also extends financing to mobile homes in parks and as vacation homes. However, rates are not readily published, which could be a drawback for some borrowers seeking transparency.

For those with less-than-ideal credit scores, 21st Mortgage Corporation offers a solution with no minimum credit score requirements and no prepayment penalties. Operating in most states, it finances used mobile homes. However, the inability to prequalify and the prospect of high interest rates are factors to consider.

eLEND earns recognition for its facilitation of low down payments through government-backed loan programs, making homeownership more accessible. A division of American Financial Resources, Inc., eLEND leverages its extensive industry experience to provide affordable financing options and employs technology to streamline the mortgage process. Offering USDA, FHA, VA, conventional fixed, and adjustable-rate loans, it caters to a wide range of borrowers.

Things to Pay Attention To

  1. Interest Rate and APR. Compare both the interest rate and the annual percentage rate (APR) to understand the total cost of the loan, including fees and other charges.

  2. Loan Term. Consider the length of the loan term and how it affects your monthly payments and total interest paid over time.

  3. Type of Mortgage. Determine whether a fixed-rate or adjustable-rate mortgage (ARM) is more suitable for your financial situation and long-term goals.

  4. Down Payment Requirements. Understand the minimum down payment required by the lender and consider how it impacts your upfront costs and monthly payments.

How to Repay a Mobile Home Mortgage?

  1. Understand Your Mortgage Terms. Familiarize yourself with the terms of your mortgage, including the interest rate, loan amount, loan term, and any prepayment penalties or other fees. Determine the frequency of mortgage payments (e.g., monthly, bi-weekly) and the due date for each payment.

  2. Set Up a Payment Method. Consider setting up automatic payments through your bank or mortgage servicer to ensure timely payment each month. Explore online payment options provided by your lender or servicer for convenience and ease of use. If preferred, you can also mail payments to the address provided by your lender, ensuring they are received by the due date.

  3. Consider Additional Payments. Determine if you can make extra payments towards your mortgage principal to pay down the loan faster and save on interest. Explore the option of making bi-weekly payments instead of monthly payments to accelerate the repayment schedule.

  4. Communicate with Your Lender. Keep your lender informed of any changes to your financial situation that may impact your ability to make mortgage payments. If you encounter financial hardship, such as job loss or medical expenses, contact your lender to discuss potential options for assistance or loan modification.

Reasons for Getting Rejected for a Mobile Home Mortgage

  1. Low Credit Score. A history of late payments, defaults, or high levels of debt can lower your credit score, making you a higher risk for lenders. Multiple recent credit inquiries or applications for new credit may signal financial instability to lenders.

  2. High Debt-to-Income Ratio (DTI). Lenders assess your DTI ratio, which compares your monthly debt payments to your gross monthly income. A high DTI ratio may indicate that you are overleveraged and unable to afford additional debt.

  3. Insufficient Income. Lenders require proof of stable income to ensure you can afford mortgage payments. Inconsistent or insufficient income documentation may result in rejection. A short or unstable employment history can raise concerns about your ability to maintain a steady income for mortgage payments.

  4. Inadequate Down Payment. Lenders typically require a minimum down payment, often around 20% of the home's purchase price. A smaller down payment may result in higher risk for the lender and increase the likelihood of rejection.

  5. Poor Property Appraisal. If the appraised value of the property is lower than the purchase price or loan amount, lenders may hesitate to approve the mortgage due to concerns about the property's value as collateral.

  6. Unstable Financial History. Past bankruptcies, foreclosures, or other negative financial events may raise red flags for lenders and result in mortgage rejection. Outstanding collections accounts, tax liens, or other financial judgments can signal financial instability and impact your ability to qualify for a mortgage.


  1. Personal Loans. Borrowers may consider personal loans as an alternative to traditional mobile home mortgages. Personal loans can offer flexibility in terms of loan amount and repayment terms. However, interest rates may be higher compared to mortgage loans, and loan terms are typically shorter.

  2. Home Equity Loans or Lines of Credit (HELOC). Homeowners who already own a property may leverage their home equity through a home equity loan or line of credit. These credit products allow borrowers to borrow against the equity in their primary residence to finance the purchase of a mobile home. Interest rates for home equity loans or HELOCs may be lower than those for personal loans but higher than mortgage rates.

  3. Credit Union Loans. Some credit unions offer specialized loan products for mobile home financing. These loans may come with competitive interest rates and more flexible eligibility criteria compared to traditional lenders. Borrowers who are members of credit unions may find these loans to be a convenient and cost-effective option for financing a mobile home purchase.

  4. Manufacturer Financing: Some mobile home manufacturers offer financing options directly to buyers. These in-house financing programs may have more lenient credit requirements and faster approval processes compared to traditional mortgage lenders. However, borrowers should carefully review the terms and conditions of manufacturer financing to ensure they are getting the best deal possible and understand any potential risks associated with this type of credit product.

Editorial Opinion

Mobile home mortgages serve as a vital financial tool for individuals seeking homeownership options that are more affordable and flexible. However, it's important for borrowers to carefully consider the terms and conditions of these loans, as they can vary significantly from traditional mortgages. While mobile home mortgages provide an opportunity for homeownership to a broader range of individuals, there may be challenges associated with obtaining favorable terms, particularly for those with lower credit scores or limited financial resources. As such, policymakers and lenders should strive to ensure that mobile home financing remains accessible and equitable for all potential homebuyers.


Keeping your Debt-to-Income (DTI) ratio below 30-40% of your monthly income is crucial. This will help you avoid potential financial problems in the future. Additionally, always assess the necessity and feasibility of taking a loan, ensuring you can comfortably manage its repayment.

How to Choose a Mortage Lender

  1. Check Associations. Look for lenders who are members of reputable organizations, such as the Mortgage Bankers Association (MBA). Membership in these organizations can indicate a higher level of reliability and professionalism.

  2. Review Terms and Conditions. Carefully examine all the terms and conditions of the mortgage contract. Pay special attention to details like the loan term, fixed vs. variable interest rates, and any prepayment penalties.

  3. Interest Rates and Costs. Scrutinize the interest rates and ensure that your contract includes a detailed breakdown of the total cost of the mortgage, including closing costs, origination fees, and any other charges.

  4. Right of Rescission. Remember you can utilize your right of rescission, which typically allows you to cancel the mortgage within three days after signing the agreement. Additionally, use the "cooling-off" period to thoroughly review the contract and make an informed decision before finalizing the mortgage agreement.

  5. Compare Offers. Shop around and compare offers from multiple lenders to find the best rates and terms that suit your financial situation.

Additional resources


Why is it hard to get a mortgage on a mobile home?

Obtaining a mortgage on a mobile home can be challenging due to several factors. One primary reason is the classification of mobile homes as personal property rather than real estate in many cases. Unlike traditional homes, mobile homes are often not permanently affixed to land, which can complicate the mortgage process. Lenders may view mobile homes as higher risk because they can be moved, making them more difficult to repossess in case of default. Additionally, the value of mobile homes tends to depreciate over time, further impacting lenders' risk assessments.

Why are mortgage rates higher for mobile homes?

Mortgage rates for mobile homes are typically higher compared to rates for conventional homes for several reasons. First, mobile homes are often considered higher-risk investments for lenders due to factors such as depreciation and the potential for mobility. Higher risk translates to higher interest rates to compensate for the increased likelihood of default. Additionally, mobile homes may not qualify for the same government-backed mortgage programs as traditional homes, limiting options for borrowers and potentially leading to higher rates from private lenders.

Is a mobile home mortgage a good idea?

When considering the overall valuability of mobile home ownership, it's essential to account for various factors beyond just the mortgage payment. Alongside the monthly mortgage payment, homeowners should factor in annual property tax, mortgage insurance premiums, and any applicable fees like the VA funding fee for those utilizing a VA loan. Annual property taxes and annual insurance costs contribute to the total cost of homeownership and should be budgeted for accordingly. Utilizing a loan calculator can help prospective buyers estimate their monthly mortgage payments along with additional expenses like annual property taxes and insurance, providing a comprehensive view of the financial commitment.

Is a mobile home considered a manufactured or modular home?

A mobile home is typically considered a type of manufactured home. The term "manufactured home" encompasses various types of prefabricated housing units that are built in a factory and then transported to a site for installation. Mobile homes, which were built before the establishment of specific HUD code standards in 1976, fall under this category. However, the terminology can vary regionally or based on specific regulations, and some may still colloquially refer to older mobile homes as "mobile homes" even though they technically fall under the classification of "manufactured homes." Modular homes, on the other hand, are also built in a factory but are assembled on-site in sections or modules and are typically subject to different building codes and standards than manufactured homes.