Can you purchase a manufactured home with a VA Loan?

 


Sure can!  For many Veterans and Active Duty Service Members, a manufactured home can be a smart, affordable path to homeownership. The good news: VA Loans can be used to purchase manufactured homes—but there are some special rules and requirements to understand before moving forward.

What Counts as a Manufactured Home?

A manufactured home (sometimes called a mobile home) is built in a factory and transported to the site where it will be permanently installed. These homes are different from modular homes (which are also factory-built but must meet the same local building codes as site-built homes).

To qualify under VA guidelines, the manufactured home must:

  • Be classified as real property (not personal property).

  • Be permanently affixed to a foundation.

  • Meet HUD safety standards (the “HUD Code”).

  • Be a primary residence for the Veteran.

VA Loan Rules for Manufactured Homes

VA financing is possible, but a few important things set manufactured home loans apart:

  • Loan Term Limits:

    • Single-wide manufactured homes: max loan term is 20 years.

    • Double-wide manufactured homes: max loan term is 23 years.

    • Land plus manufactured home: max loan term is 25 years.

    • Land only: max loan term is 15 years.

  • VA Appraisal Requirements:
    The property must pass a VA appraisal, confirming both value and minimum property requirements (including being safely anchored and in good condition).

  • Property Age:
    Some lenders may have overlays requiring the home to be newer (e.g., built after 1976 when HUD standards were enacted).

  • Permanent Foundation:
    The home must be on a permanent foundation system meeting VA and local code standards.

Lender Rules: Why Talking Early Matters

Here’s the catch: not all lenders offer VA loans for manufactured homes. Even though VA allows it, many lenders add their own restrictions due to perceived risk. Some will only finance manufactured homes if:

  • The home is double-wide or larger.

  • It is being purchased with the land.

  • The title has been converted to real property.

This is why working with a VA-savvy lender early in the process is critical. They can confirm eligibility, walk you through the foundation and appraisal requirements, and make sure you’re on track for an approval.

Pros and Cons for Veterans

Pros:

  • Lower cost of entry compared to traditional site-built homes.

  • Zero down payment with a VA Loan.

  • VA interest rates and protections still apply.

Cons:

  • Shorter loan terms (which can mean higher monthly payments).

  • Limited lender options.

  • Resale values may not appreciate as quickly as traditional homes.

Bottom Line

Yes, VA Loans can be used for manufactured homes—but it takes the right combination of property, paperwork, and lender. If you’re considering this route, start by talking with a lender who knows the ins and outs of VA guidelines. I write my loans to the the VA Loan guidelines without any additional overlays from the lending institution or it's investors.  That early conversation can save you time, money, and stress.

About Between Two Doors

Between Two Doors is a podcast where I talk with Realtors about their journey, aiming to connect home buyers and sellers with agents on a more personal level. I ask "right brain" questions that go beyond transactions, focusing on the experiences, values, and passions that make these professionals great at what they do.

Listen to more episodes at: https://www.betweentwodoors.com

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Premier Lending, Inc.
https://www.natecarver.com

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