back to top

Buying a Manufactured Home Classified as Real Property

Manufactured homes classified as real property are believed to account for close to 15% of all home sales in America in 2023. 

15% of all home sales in America are manufactured homes classified as real property purchases.

The exact percentage of manufactured home sales varies from state to state, but industry experts estimate that they make up around 10-15% of the total housing market. This number has been steadily increasing in recent years, as manufactured homes have become more acceptable and dare I say trendy. .

There are several factors that have contributed to the growing popularity of manufactured homes. Affordability is the main reason for their climbing popularity. Our factory-built homes often cost half the price per square foot of a site built home. 

Buying a Manufactured Home Classified as Real Property

In this article we’re focusing on buying a manufactured home classified as real property through a real estate agent. 

Financial Advice When Buying a Manufactured Home Classified as Real Property

Purchasing a manufactured home classified as real property is a lot like buying a conventional site-built home. Here are some key aspects to consider:

  1. Personal Property Vs Real Property:
    • Manufactured homes that meet specific criteria, such as being permanently affixed to a foundation and connected to utilities, can be classified as real property.
    • This classification means the home is legally considered real estate, just like a site-built home.
  2. Financial Considerations when Buying a New Manufactured Home from Dealer Vs Homeowner
    • Financing a manufactured home classified as real property is similar to financing a site-built home.
    • Lenders may offer mortgages or loans specifically designed for manufactured homes, with terms and interest rates comparable to those for site-built homes.
  3. Understanding Property Value:
    • The value of a manufactured home classified as real property is influenced by various factors, including its condition, location, and features.
    • Just like with site-built homes, regular maintenance and upgrades can help maintain or increase the property’s value over time.
  4. Manufactured Home Zoning and Regulation Basics:
    • Local zoning laws and regulations may apply to manufactured homes classified as real property, just as they do for site-built homes.
    • It’s important to check with local authorities to ensure the home complies with zoning requirements and any applicable building codes.
  5. Manufactured Home Taxes and Insurances:
    • Manufactured homes classified as real property are subject to property taxes, similar to site-built homes.
    • Homeowners insurance is also recommended to protect against potential damage or loss.
  6. Manufactured Home Appraisal and Inspections:
    • When buying a manufactured home classified as real property, it’s advisable to obtain a professional appraisal to determine its fair market value.
    • Home inspections are also recommended to assess the home’s condition and identify any potential issues.
  7. Manufactured Home Transfer of Ownership:
    • The process of transferring ownership of a manufactured home classified as real property is similar to that of a site-built home.
    • It typically involves a title search, deed transfer, and recording with the appropriate government agencies.

Buying a manufactured home classified as real property offers many of the same benefits and considerations as buying a traditional site-built home. By following similar procedures and taking into account the unique aspects of manufactured homes, buyers can make informed decisions and ensure a smooth homeownership experience.

You’ll use a licensed real estate agent and apply for traditional home mortgage but there are a few things that are different.

This article will help you understand the manufactured home real estate market and how to choose the best realtor to represent you in the home-buying process.

When buying any kind of home it is very important to match with money goals and life requirements. We’ve gathered some helpful financial advice for manufactured home buying. 

Personal Property vs Real Property

Manufactured homes can be classified in two ways: personal property or real property. We’re discussing manufactured homes that have been permanently installed on the seller’s land and the local property assessor’s office has officially been classified as real property. 

What does ‘manufactured homes classified as real property’ mean? 

homes are considered personal property and are typically titled as such, while real homes are affixed to a permanent foundation on land that is owned by the homeowner. The classification of a manufactured home can have implications for financing, taxation, and resale value.

In this article,  

What does real property mean for manufactured homes? 

Real property classification for manufactured homes means that the home is considered part of the area’s real estate and is subject to the same laws and regulations as traditional site-built homes. This can provide benefits such as potential appreciation in value, eligibility for traditional mortgage financing, and a more permanent status in the eyes of the law.

In this Guide

In this guide, we will give tips that everyone who is buying a home for the first time should know. These suggestions are important to help you get ready in finding the perfect house.

If you are in the market for a manufactured home on land you will need to hire a licensed real estate agent and begin the long stressful process of buying your next home. Here are some top tips for First-Time Manufactured Home Buyers

1. Understand Your Finances and Set Your Budget 

Before you visit the first open house you’ll need to get your finances in order and get your mortgage broker or bank to pre-approve you for a home loan. 

The following questions will need to be addressed:

Monthly household income

All assets and liabilities need to be known and calculated 

 and savings Also examine what savings have been accumulated and any debts owed; all these factors will help determine exactly how much money can be used towards purchasing property. 

Before starting your home search, getting your finances in order and securing a mortgage pre-approval is crucial. This process ensures that you have a clear understanding of your borrowing capacity and helps you make informed decisions when looking for properties. Google’s AI helped create the following list of common financial statements 

1. Monthly Household Income:

  • Gather information about your monthly household income, including salaries, bonuses, and any other sources of regular income.
  • Consider any potential changes in income in the near future, such as anticipated promotions or career shifts.

2. Assets and Liabilities:

  • Calculate the total value of your assets, such as savings accounts, investments, retirement accounts, and any real estate you own.
  • Identify and list all outstanding debts, including credit card balances, student loans, car loans, and personal loans.

3. Savings:

  • Assess your current savings and determine how much you have available for a down payment and closing costs.
  • Consider any additional savings you may be able to accumulate before purchasing a home.

4. Debt-to-Income (DTI) Ratio:

  • Calculate your debt-to-income (DTI) ratio, which is the percentage of your monthly gross income that goes towards debt payments.
  • Lenders typically prefer a DTI ratio of 36% or lower to ensure you have sufficient cash flow to manage mortgage payments and other expenses.

5. Credit Score:

  • Obtain a copy of your credit report and review your credit score.
  • A higher credit score can result in better loan terms and lower interest rates, making it essential to maintain a good credit history.

6. Mortgage Pre-Approval:

  • Contact a mortgage broker or bank to apply for a mortgage pre-approval.
  • The pre-approval process involves a review of your financial information and an estimate of the loan amount you may qualify for.
  • Having a pre-approval in hand strengthens your position when making offers on properties and shows sellers that you are a serious buyer.

By addressing these financial considerations, you will have a clear picture of your financial situation and be well-prepared to navigate the home buying process.

2. Choosing the Right Location

The old saying “location, location, location” still holds true in the real estate market. There’s a lot more to buying a

distance from your job or school; security and quality of nearby schools; and availability of public resources like parks or shops/restaurants? When you think about moving to a different area, keep in mind the practical details. In busy markets such as South Florida, it might be beneficial to hire skilled movers in Fort Lauderdale such as Solomon and Sons Relocation Services for a successful shift into your fresh residence.

3. Getting Pre-Approved for a Mortgage

Getting pre-approval for a mortgage shouldn’t be ignored because realtors won’t even talk to you unless you have a letter proving you’ve been pre-approved for a mortgage. It’s when you ask a lender to review your financial background and decide how much they might loan you. Having pre-approval makes it easier to focus on homes that fit into your budget, and also demonstrates to sellers that you are a committed and able buyer. Moreover, it can give you a competitive advantage in the market where readiness to act fast on a buying choice often sets apart between getting your desired house or losing it.

4. The Role of a Real Estate Agent

Knowing the housing market, mainly for people who buy a home for the first time, is not simple without a real estate agent. They are very useful in helping you to search for homes that match with your needs and can guide you through offers and discussions as well as handling complex paperwork. Search for an agent who has an impressive history of working with those buying their first home and who understands all about the local market. A nice agent is not just for finding the house, but they will teach and guide you about complex things in home-buying process.

5. Home Inspection Necessities

This step can save you from expensive shocks after buying the property. An expert who inspects homes professionally could spot possible problems with the structure, systems and appliances which might not be visible during a typical walkthrough. Areas like the roof, base, plumbing and electricity should be looked at with care. The results of a home inspection can become a strong bargaining chip that helps in negotiations, possibly saving you thousands of dollars.

6. Understanding Market Conditions

Understanding the dynamics of the real estate market is essential for any prospective homebuyer. In a buyer’s market, where the inventory of homes exceeds the number of prospective buyers, you might find that prices are lower, and sellers are more willing to negotiate, giving buyers a distinct advantage. On the other hand, in a seller’s market, the demand for homes outstrips the supply, which can drive up prices and result in intense bidding wars among buyers. Familiarizing yourself with these market conditions can significantly impact your decision-making process, enabling you to strategically choose the best time and approach for your purchase, and potentially save thousands of dollars.

7. Negotiating the Deal

Haggling about the cost can be a discouraging part of purchasing your home, yet it’s where you probably save the most money. Arrive ready with a definite comprehension of what your future house is worth in the market and any mending or improvements it might require. Employ facts from the inspection of your home as an advantage during negotiations. Stay flexible and know your limit. Keep in mind, having the willingness to walk away is also an effective negotiation strategy that may result in improved offers sometimes.

8. Long-Term Considerations

Purchasing a dwelling is not only about investing money; it also signifies making a dedication towards your upcoming days. Ponder over how the property will match with your grand plans. Can you envisage yourself residing in this space for an extended period of time? Is the area experiencing progress that could boost property values? How steady is the job situation in your region? Considering these elements can assist you in determining whether a house not only matches well with your present needs but also functions as an intelligent investment over time.


From knowing your financial state and credit value to understanding market situations and thinking about future matters, every step on this list is made for you to make knowledgeable decisions with assurance. Through these steps, you not only get a financial asset but also secure a home where your future grows. We hope your home-hunting is fun!

Crystal Adkins created Mobile Home Living in 2011 after buying a 1978 single wide and searching online for mobile home remodeling ideas but finding very little. Today, it's the most popular resource in America for mobile home information and inspiration and has been visited over 40 million times.



We believe in living and eating well even when you’re in a hurry, and that’s why we’ve written this book. In these pages you’ll find the most inspiring, accessible and creative recipes – all brand new from lentil breakfast pancakes and freekeh porridge with poached pears, to stuffed and roasted red peppers.

Alicia Harmony

Master Chef