FHA offers two distinct programs for manufactured homes: Title I (chattel/personal property) and Title II (real-property mortgage). Most lenders pick one to write; LHFS writes both. The calculator below shows your monthly cost under each program with current 2026 limits and pricing. If you own (or are buying) the land and the home will sit on a HUD-permanent foundation, Title II is almost always better. Title I exists for legitimate use cases — leased lots, small loan amounts, foundations that don't qualify — and we write those too.
What brings you here today?
Move the sliders to enter your home price and down payment. Toggle between Title I and Title II to see how the program changes your monthly payment, total cost, and program-specific limits. The featured stat is what matters most for that program.
Title II is the right product for this scenario. Your loan amount fits within county FHA limits, and the 30-year term keeps your monthly payment manageable. You'll need a HUD-permanent foundation and the home titled jointly with the land. Standard FHA UFMIP (1.75%) financed; annual MIP (0.55%) paid monthly.
Title II uses standard FHA county limits ($524,225 floor to $1,209,750 ceiling). Title I 2026 caps: $237,096 multi-section combination, $193,719 home-only multi-section, $148,909 single-section combination. Calculator uses 7.0% (Title II) and 9.5% (Title I) — typical 2026 rates; your specific quote will vary.
Whichever Title fits your situation, the home itself must meet certain HUD code requirements. Then each Title has additional program-specific rules.
FHA's two programs cover a wide range of manufactured housing scenarios. The right Title depends on land, loan amount, and foundation.
The question: first-time buyer with land but limited savings. Which FHA program?
The question: leasing a lot in a community that won't sell, modest home price. Title II isn't possible — is Title I the answer?
The question: good FICO, higher loan amount in a high-cost county, modern CrossMod home. Should they consider conventional instead?
Eight questions buyers actually ask about FHA manufactured loans. Real answers, including the program-specific rules nobody else explains.
Title I finances the manufactured home only — chattel loans treating the home as personal property. Higher rates, shorter terms (typically 15–20 years), no land required.
Title II requires the home to be classified as real property (permanently affixed to land you own, on a HUD-compliant permanent foundation). Lower rates, 30-year terms, treats the home like a traditional house.
Most buyers prefer Title II when they own land and the home qualifies. Title I exists for chattel-only situations (leased land, mobile home parks).
Yes, when the home qualifies for Title II financing (real property, permanent foundation, on land you own or are buying simultaneously). Same 3.5% minimum down as a stick-built FHA loan.
For chattel-only Title I loans, the down payment requirement is typically higher — 5–10% — and terms are shorter.
HUD-code homes built after June 15, 1976. The home must have a HUD certification label (the red metal tag) and a HUD data plate inside.
Single-wide: minimum 400 sq ft. Double-wide+: minimum 700 sq ft. Home must be permanently affixed to a HUD-compliant foundation, with axles and wheels removed.
Typically 0.50–1.00% higher on the manufactured side, depending on lender, FICO, and whether it's Title I (highest) or Title II (more competitive).
On a $200K loan, a 0.75% premium is roughly $90/month or $32K over 30 years. Real cost — but the alternative for many buyers is no financing at all, since most lenders won't write manufactured loans.
Yes, if your current loan is FHA and the home meets current FHA manufactured guidelines. FHA Streamline skips most underwriting and can close in 25–35 days.
Catch: if your home was financed years ago when standards were looser, it may not meet current FHA guidelines. Older homes (pre-1994 especially) sometimes can't refi via Streamline. Talk to a manufactured-experienced LO before assuming streamline is available. See our manufactured refi page for details.
No, but it must be HUD-code (post-June 1976) with all required certifications intact. FHA writes loans on used manufactured homes regularly.
Older homes (1976–1990) face stricter foundation, electrical, and structural inspections. Homes pre-1976 ("mobile homes" by HUD definition) do not qualify for FHA financing under any program.
Yes — this is the most common structure for FHA Title II manufactured. A single loan covers land purchase, home purchase, foundation construction, and any site improvements.
Single-close construction loans handle the build phase and convert to permanent financing once the home is set on foundation and certified for occupancy. Saves a second round of closing costs vs. separate land/home loans.
The seller or builder must convert it before closing. FHA requires the home to be permanently affixed and converted to real property as a condition of funding.
Foundation conversion typically costs $5K–$15K depending on home size and site conditions. Negotiate this into the purchase contract — either seller-paid, or use a renovation/construction component to fund the conversion at closing.
For the full eligibility breakdown across both programs, see the manufactured guide.
Sixty-second short app — no SSN, no hard credit pull. Tell us about your land, foundation, and home price; we'll quote the right FHA program (or recommend conventional / VA / USDA if those would be better). If you've been declined elsewhere, we likely write the program that declined you.