FHA · Manufactured & mobile homes
FHA Manufactured & Mobile Home Loans in California
FHA manufactured home loans let California buyers finance a manufactured, mobile, or modular home with just 3.5% down and a 580+ credit score. FHA insures these loans through its Title II program when the home is built after June 15, 1976, sits on a permanent foundation, and is titled as real property with the land. It's the most accessible way to buy a manufactured home — the same low-down-payment FHA program used for site-built homes, applied to factory-built housing. Save Financial arranges FHA manufactured and modular home loans across all 58 California counties.
Quick Answer
Yes, you can get an FHA loan on a manufactured or mobile home in California. FHA's Title II program insures manufactured home loans with 3.5% down (580+ FICO) when the home was built after June 15, 1976, is permanently affixed to a foundation, and is taxed as real property with the land. Modular homes qualify much like site-built homes.
Quick reference: FHA manufactured home loans
| Specification | Detail |
|---|---|
| Minimum down payment | 3.5% (580+ FICO); 10% (500–579) |
| Home age | Built after June 15, 1976 (HUD red tag) |
| Foundation | Permanent, engineer-certified |
| Title | Real property, titled with land |
| Occupancy | Primary residence |
| Home types | Manufactured & modular (not pre-1976 mobile) |
What is an FHA manufactured home loan?
An FHA manufactured home loan is a government-insured mortgage for factory-built housing. The FHA doesn't lend money itself — it insures the loan, which lets lenders offer the low 3.5% down payment and flexible 580+ credit score requirements FHA is known for, on a manufactured or modular home instead of a site-built one.
There's an important vocabulary point that decides eligibility. Homes built before June 15, 1976 are "mobile homes" and are not FHA-eligible. Homes built after that date to the federal HUD Code are "manufactured homes" and are eligible when affixed to a permanent foundation and titled as real property. "Modular" homes — built in sections to state/local building codes and assembled on site — are financed much like traditional homes.
FHA manufactured home requirements
- Built after June 15, 1976 with a HUD certification label (red tag)
- At least 400 square feet of living space
- Placed on a permanent, engineer-certified foundation
- Classified and taxed as real property (not a vehicle/DMV title)
- Titled together with the land you own or are buying
- Used as your primary residence
- Passes an FHA appraisal and meets minimum property standards
Leased-lot / park homes: FHA Title II requires the home to be real property with owned land, so homes in a leased-lot park generally don't qualify. A separate chattel product may — ask us which path fits.
Mobile vs. manufactured vs. modular — which can FHA finance?
| Mobile home (pre-1976) | Not FHA-eligible |
|---|---|
| Manufactured home (post-1976, HUD Code) | FHA-eligible on permanent foundation, real property |
| Modular home (state/local code) | Financed like a site-built home |
How the process works
1. Pre-approval
We verify income, credit, and the 3.5% down; you get an FHA pre-approval to shop.
2. Find an eligible home
Confirm it's post-1976, on (or going onto) a permanent foundation, titled as real property.
3. Appraisal & foundation cert
FHA appraisal plus an engineer's foundation certification.
4. Underwriting & close
We shop the best FHA manufactured-home lender and close your loan.
Frequently asked questions about FHA manufactured home loans
Can you get an FHA loan on a manufactured home?
Yes. FHA insures manufactured (and modular) home loans through its Title II program when the home is permanently affixed to a foundation, classified as real property, built after June 15, 1976, and titled with the land. You get the same 3.5% down payment and 580+ FICO flexibility as any FHA loan.
What are the FHA requirements for a manufactured home?
The home must: be built after June 15, 1976 (with a HUD certification label/red tag), be at least 400 square feet, sit on a permanent, engineer-certified foundation, be taxed as real property (not a vehicle), and be your primary residence. The land can be owned or purchased with the home.
What's the difference between a mobile, manufactured, and modular home?
"Mobile home" is the pre-1976 term; homes built after June 15, 1976 to the federal HUD Code are called "manufactured homes" — FHA only finances the latter. Modular homes are built in sections to local/state building codes and assembled on site; they're financed much like site-built homes. Save Financial arranges FHA loans for manufactured and modular homes.
How much down payment do I need for an FHA manufactured home loan?
3.5% with a 580+ credit score, or 10% down between 500 and 579. On a $300,000 manufactured home purchase, 3.5% is $10,500. Down payment can come from savings or documented gift funds.
What are FHA manufactured home loan limits in California?
FHA manufactured home loan limits vary by county and combine the home and land. In higher-cost California counties the FHA limit for the home-and-lot can exceed $148,000+ under the Title II real-property program, and high-cost area limits apply. We confirm your exact county limit when you apply.
Can I use an FHA loan for a manufactured home in a park (leased land)?
FHA's Title II program requires the home to be real property titled with land you own, so leased-lot/park homes generally don't qualify for Title II. Chattel (Title I) financing exists for homes on leased land but is a separate product with different terms. We'll tell you which path fits.
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