Loans for Modular Homes of July 2024

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A loan for a modular home is a type of financing designed specifically for purchasing or refinancing a modular home. Modular homes, like traditional stick-built homes, are constructed in a factory setting but are transported to the homeowner's lot and assembled on-site. These homes are built to conform to local building codes and standards, ensuring structural integrity and compliance with safety regulations. A modular home loan allows individuals to finance the purchase of these homes through various lending institutions, including banks, mortgage lenders, and credit unions.

When considering a loan for a modular home, it's important to understand the key differences between modular homes and other types of prefabricated housing, such as manufactured home loans. Unlike manufactured homes, which are built to federal standards set by the Department of Housing and Urban Development (HUD) and are often situated on a temporary foundation, modular homes adhere to local building codes and are placed on a permanent foundation. This distinction can affect financing options, as modular homes are typically considered on par with traditional stick-built homes by lenders, offering borrowers a wider range of loan products and potentially more favorable terms.


  1. Flexible Financing Options. Modular home loans typically offer a variety of financing options tailored to meet the needs of individual borrowers, including conventional mortgages, FHA loans, VA loans, and chattel loans. This flexibility allows borrowers to choose the financing option that best suits their financial situation and goals.

  2. Competitive Interest Rates. Due to the permanent nature of modular homes and their compliance with local building codes, modular home loans often come with competitive interest rates comparable to those offered for traditional stick-built homes. This can result in significant savings over the life of the loan.

  3. Customizable Loan Terms. Lenders offering modular home loans may provide borrowers with customizable loan terms, including adjustable-rate and fixed-rate mortgages, as well as varying repayment periods. This flexibility enables borrowers to select terms that align with their budget and long-term financial plans.

  4. Streamlined Approval Process. Modular home loans may feature a streamlined approval process compared to traditional construction loans, as the modular home itself is constructed off-site in a factory-controlled environment. This can expedite the financing process and reduce the time and paperwork required for loan approval.

  5. Permanent Foundation. Modular homes financed through modular home loans are typically placed on a permanent foundation, similar to traditional stick-built homes. This provides added stability and resale value, as well as eligibility for certain types of financing and insurance coverage.

Pros and Cons


Cost-Effective. Modular home loans offer a cost-effective alternative to traditional stick-built homes, as the modular construction process can result in lower labor and material costs. This can make homeownership more attainable for individuals on a tight budget.

Energy-Efficient. Modular homes are often built with energy-efficient materials and construction techniques, resulting in lower utility bills and reduced environmental impact. This can lead to long-term cost savings and a smaller carbon footprint for homeowners.

Quality Control. The factory-controlled environment in which modular homes are constructed allows for rigorous quality control measures, ensuring that each home meets strict standards for structural integrity and safety. This can provide peace of mind for homeowners concerned about construction quality.


Limited Design Options. While modular homes offer some degree of customization, they may have more limited design options compared to traditional stick-built homes. This can restrict homeowners' ability to fully personalize their living space according to their preferences.

Land Availability. Modular homes require a suitable lot or parcel of land on which to be placed, which may be limited in certain areas or subject to zoning restrictions. Securing a suitable lot for a modular home can pose challenges for prospective buyers, especially in densely populated or urban areas.

Resale Value. Although modular homes are built to the same standards as traditional stick-built homes and placed on a permanent foundation, they may still face stigma or perception issues in the real estate market. This can potentially impact their resale value and marketability compared to traditional homes.

How to Get a Loan for a Modular Home

Apply for a loan

  1. Research Lenders. Start by researching lenders who specialize in modular home loans. Look for lenders with experience in financing modular homes and compare their interest rates, loan terms, and eligibility requirements.

  2. Check Your Credit Score. Your credit score plays a crucial role in determining your eligibility for a modular home loan and the interest rate you'll qualify for. Before applying for a loan, check your credit score and take steps to improve it if necessary.

  3. Gather Documentation. Prepare all necessary documentation required by lenders, including proof of income, employment history, tax returns, and any other financial records. Having these documents ready will streamline the loan application process.

  4. Get Pre-Approved. Consider getting pre-approved for a modular home loan before starting your home search. Pre-approval not only gives you a clear idea of how much you can afford to borrow but also makes you a more attractive buyer to sellers.

  5. Shop for Homes. Once you're pre-approved for a loan, begin searching for modular homes that fit your budget and preferences. Work with reputable modular home builders or dealers who can help you find a home that meets your needs.

  6. Negotiate Terms. When you've found the right modular home, negotiate the terms of the purchase agreement, including the sale price, financing contingencies, and closing timeline. Be prepared to negotiate with both the seller and your lender to secure the best possible terms.

  7. Complete the Loan Application. After finalizing the purchase agreement, complete the loan application process with your chosen lender. Provide any additional documentation requested by the lender and work closely with them to ensure a smooth closing process.

  8. Complete Home Buying Process. Once your loan application is approved, review the loan documents carefully and sign them at the closing. Be prepared to pay any closing costs and fees associated with the loan, and consult with your lender or real estate agent if you have any questions.


  1. Credit Score. Lenders typically require a minimum credit score for borrowers to qualify for a modular home loan. While specific requirements can vary, borrowers generally need a credit score of at least 620 to qualify for a conventional loan and 580 for an FHA loan. However, higher credit scores may be required for better interest rates and terms.

  2. Stable Income. Borrowers must demonstrate a stable source of income to afford the monthly mortgage payments. Lenders typically require proof of income, such as pay stubs, W-2 forms, or tax returns, for the past two years. Self-employed borrowers may need to provide additional documentation, such as profit and loss statements or bank statements.

  3. Debt-to-Income Ratio (DTI). Lenders evaluate borrowers' debt-to-income ratios to assess their ability to manage monthly payments. The DTI ratio represents the percentage of a borrower's gross monthly income that goes toward debt payments. While specific requirements vary by lender and loan type, borrowers generally need a DTI ratio of 43% or lower to qualify for a modular home loan.

  4. Down Payment. Borrowers must have sufficient funds for a down payment, which is typically a percentage of the home's purchase price. As mentioned earlier, down payment requirements can vary but generally range from 5% to 20% of the home's purchase price.

  5. Property Appraisal. Lenders require a property appraisal to determine the fair market value of the modular home. The home must appraise for at least the purchase price to secure financing. Additionally, the property must meet certain safety and quality standards set by the lender and relevant regulations.


  1. Interest Rate. The interest rate offered on a modular home loan can vary depending on factors such as the borrower's credit score, down payment amount, and loan term. As of recent data, interest rates for modular home loans typically range from around 3% to 6%.

  2. Loan Term. Modular home loans often come with flexible loan terms, typically ranging from 10 to 30 years. Shorter loan terms usually come with lower interest rates but higher monthly payments, while longer loan terms result in lower monthly payments but higher overall interest costs.

  3. Down Payment Requirement. The down payment requirement for a modular home loan can vary depending on the lender and the type of loan. Generally, down payments range from 5% to 20% of the home's purchase price. For example, a conventional loan might require a down payment of 10% to 20%, while an FHA loan might require as little as 3.5% down for eligible borrowers.

  4. Closing Costs. Borrowers should also consider the closing costs associated with a modular home loan, which typically range from 2% to 5% of the home's purchase price. These costs include fees for appraisal, title insurance, origination, and other services. Some lenders may offer options to roll closing costs into the loan or negotiate them with the seller.

  5. Loan-to-Value Ratio (LTV). The loan-to-value ratio represents the ratio of the loan amount to the appraised value of the home. Lenders typically have maximum LTV ratios that borrowers must meet to qualify for a loan. For example, if a lender has a maximum LTV ratio of 80%, borrowers would need to make a down payment of at least 20% to avoid private mortgage insurance (PMI) requirements.

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 Loan for a Modular Home

NBKC is an attractive option for borrowers seeking low FHA mortgage rates and fees, along with the convenience of an online experience supported by phone or chat assistance. Offering a range of FHA loan options, including purchase, streamline, and cash-out refinance loans, NBKC stands out for its competitive rates and fees compared to other lenders. What sets it apart is its transparent approach, providing customized rates and fee estimates without requiring contact information upfront.

Guaranteed Rate appeals to borrowers looking for a diverse array of FHA loan types, including renovation mortgages. With detailed sample rates available for many loan products, it offers clarity and insight into potential mortgage terms. Recognized for its high customer satisfaction ratings by J.D. Power and Zillow, Guaranteed Rate also ranks among the top 10 FHA lenders by loan volume, according to federal data.

PNC caters to borrowers with low to moderate incomes or limited down payments, as well as those seeking mortgages in higher-priced regions. Offering various low-down-payment loan options, including FHA, VA, USDA, and the PNC Community Loan, PNC consistently receives high marks for customer satisfaction. Additionally, its mortgage rates tend to be lower than the industry average, according to federal data, making it an appealing choice for many homebuyers.

Network Capital stands out for borrowers aiming to compete with all-cash offers or hoping for a swift closing, including self-employed individuals. Providing a range of loan products, including government-backed FHA and VA mortgages, Network Capital offers a unique "same-as-cash" loan to compete effectively in competitive markets. While it prides itself on quick closing times, it's worth noting that it doesn't operate in all states, and its website lacks customized rate information, with lender fees reported to be on the higher side based on federal data.

Things to Pay Attention To

  1. Loan Terms and Conditions. Carefully review the terms and conditions of the loan, including the interest rate, repayment period, prepayment penalties, and any other fees or charges associated with the loan. Understanding these terms will help you make informed decisions and avoid surprises later on.

  2. Credit Score. Your credit score plays a significant role in determining your eligibility for a modular home loan and the interest rate you'll qualify for. Pay attention to your credit score and take steps to improve it if necessary before applying for a loan.

  3. Down Payment Requirements. Find out what down payment is required for the modular home loan you're considering. A larger down payment can help you secure better loan terms and lower your monthly payments.

  4. Loan-to-Value Ratio. The loan-to-value (LTV) ratio compares the amount of the loan to the appraised value of the home. Pay attention to the LTV ratio requirements set by the lender, as they may impact your ability to qualify for the loan or affect the terms you're offered.

  5. Closing Costs and Fees. Be aware of any closing costs and fees associated with the loan, such as origination fees, appraisal fees, and title insurance. These costs can add up quickly and affect the overall affordability of the loan.

  6. Loan Type. Understand the different types of loans available for modular homes, including conventional loans, FHA loans, VA loan options, and USDA loans. Each type of loan has its own eligibility requirements and benefits, so choose the one that best fits your needs.

How to Repay a Loan for a Modular Home?

  1. Understand Your Loan Terms. Familiarize yourself with the terms of your modular home loan, including the interest rate, repayment period, monthly payment amount, and any prepayment penalties or fees.

  2. Set Up Automatic Payments. Consider setting up automatic payments for your modular home loan to ensure that your payments are made on time each month. Many lenders offer this option, which can help you avoid late fees and protect your credit score.

  3. Make Extra Payments. If possible, make extra payments towards your modular home loan to pay down the principal faster and reduce the total interest paid over the life of the loan. Even small additional payments can add up over time and help you pay off your loan sooner.

  4. Communicate with Your Lender. If you encounter any financial difficulties or anticipate having trouble making your loan payments, communicate openly and promptly with your lender. They may be able to offer assistance or provide alternative repayment options to help you stay on track.

Reasons for Getting Rejected for a Loan for a Modular Home

  1. Low Credit Score. One of the most common reasons for rejection is a low credit score. Lenders use credit scores to assess the risk of lending to a borrower, and a low credit score may indicate a higher risk of default.

  2. Insufficient Income. Lenders typically require borrowers to have a stable source of income sufficient to afford the monthly mortgage payments. If your income is insufficient or unstable, you may be rejected for the loan.

  3. High Debt-to-Income Ratio. Lenders also consider your debt-to-income (DTI) ratio, which compares your monthly debt payments to your gross monthly income. A high DTI ratio indicates that you may have difficulty making your mortgage payments, increasing the risk of default.

  4. Inadequate Down Payment. If you're unable to make a sufficient down payment on the modular home, you may be rejected for the loan. Lenders often require a minimum down payment to reduce their risk and ensure that you have a financial stake in the property.

  5. Property Issues. The property itself can also impact your loan approval. If the modular home has structural defects, is located in a flood zone, or doesn't meet certain safety standards, the lender may reject the loan application.

  6. Incomplete Documentation. Failing to provide all required documentation or submitting inaccurate information during the loan application process can result in rejection. It's essential to carefully review the application requirements and provide all requested documentation accurately and promptly.


Some nonprofit organizations and community development financial institutions (CDFIs) offer credit products designed to assist low- and moderate-income borrowers with homeownership. These programs may offer more flexible terms and down payment assistance compared to traditional lenders.

A personal loan is an unsecured loan that can be used for various purposes, including home renovations or purchases. Personal loans typically have fixed interest rates and repayment terms, providing predictability for borrowers. While not secured by the property, personal loans may have higher interest rates compared to mortgages.

With a lease-to-own agreement, you rent a home with the option to purchase it at a later date. A portion of your monthly rent payments may go toward the purchase price, providing an opportunity to build equity over time without committing to a mortgage upfront.

Some retirement plans, such as 401(k)s, allow participants to borrow against their account balance for various purposes, including home purchases or renovations. 401(k) loans typically have lower interest rates compared to other credit products and may not require a credit check. Borrowers must repay the loan according to the plan's terms or face penalties and taxes.

Editorial Opinion

Modular home financing represents an approach to homeownership, offering individuals the opportunity to own a high-quality, customizable home without the exorbitant costs associated with traditional construction. By leveraging the efficiency and precision of factory-based production, modular homes not only provide a more affordable housing option but also contribute to sustainable building practices and reduced construction waste. Furthermore, the availability of financing options for modular homes demonstrates a growing recognition within the housing industry of the value and viability of this alternative housing solution.


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


What is the difference between modular and manufactured homes?

Modular homes and manufactured homes are both prefabricated housing options, but they differ significantly in construction, design, and regulatory standards. Modular homes are built in sections or modules in a factory setting and then transported to the building site for assembly on a permanent foundation. These homes often resemble traditional stick-built homes and can be customized according to the homeowner's preferences.

In contrast, manufactured homes, formerly known as mobile homes, are constructed entirely in a factory and transported to the site on a chassis. While both modular and manufactured homes are built in factories, manufactured homes are held to federal standards after the National Manufactured Housing Construction and Safety Standard Act was passed in 1974. Manufactured homes are typically placed on a temporary foundation, such as concrete blocks or piers.

Are mortgage rates the same for mobile homes?

Mortgage rates for mobile homes, including manufactured homes, can differ from those for traditional stick-built homes. Generally, mortgage rates for mobile homes tend to be higher because they are considered higher risk by lenders. Factors such as the age and condition of the home, its location, and the borrower's credit score can influence the interest rate offered. Additionally, mobile home loans may have shorter loan terms and higher down payment requirements compared to traditional mortgages. However, borrowers may be able to secure competitive rates by shopping around and comparing offers from different lenders.

What does FHA consider a permanent foundation for a manufactured home?

The Federal Housing Administration (FHA) provides guidelines for financing manufactured homes through FHA-insured loans. One of the key requirements for FHA financing is that the manufactured home must be affixed to a permanent foundation. FHA considers a permanent foundation to meet specific criteria, including adequate structural support, anchoring systems, and compliance with local building codes and regulations. Additionally, the foundation must be certified by a licensed professional engineer or registered architect to ensure its safety and stability. Meeting these requirements is essential for borrowers seeking FHA financing for manufactured homes, as it ensures the property's long-term durability and value.