The basic requirements
For a VA loan on a manufactured home, the home generally needs to be built to HUD's code after June 15, 1976, permanently attached to a foundation that meets VA and HUD standards, classified and taxed as real estate together with the land, and your primary residence. The wheels, axles and towing hitch must be removed.
Foundation and inspections
Expect a foundation certification from a licensed engineer, plus the VA appraisal, which checks minimum property requirements. Order the foundation inspection early, since foundation work is the most common reason these deals stall.
Titling in Florida
In Florida, the home must generally be converted from a vehicle title to real property, so the home and land are one parcel. Your title company handles it, but start early.
Florida specifics
Homes must meet the wind zone rating for their location. Insurance can be harder to find on older manufactured homes, so get quotes during your inspection period. Flood zones are common in some rural areas.
Why lenders say no
Many lenders add overlays for manufactured homes, like higher credit minimums, no single wides, or age limits. Some won't finance them at all. As a broker, I can find lenders who do. Also compare FHA manufactured home loans, which have similar but not identical rules.
Why VA often wins for manufactured homes
For eligible veterans, VA is usually the lowest cost way to finance a manufactured home: no down payment with full entitlement, no monthly mortgage insurance, and no funding fee if you receive disability compensation. VA's residual income approach can also help buyers with tighter budgets qualify.
| VA | FHA | USDA | |
|---|---|---|---|
| Down payment | None with full entitlement | 3.5% with 580 score | None |
| Monthly insurance | None | Yes | 0.35% annual fee |
| Existing homes | Yes, if requirements are met | Yes, if requirements are met | Much harder, mainly new homes |
| Location | Anywhere | Anywhere | Eligible areas only |
The VA appraisal
The VA appraiser checks minimum property requirements just like on a site built home: safe utilities, a sound structure and a roof with remaining life. Older manufactured homes often need small repairs before closing, like skirting, steps or plumbing fixes. The seller usually handles them.
Homes on leased land
A standard VA mortgage requires owning the land. Homes in parks or on rented lots usually need other financing.
No money down on a double wide
Ray, an Army veteran, found a double wide on an acre in Polk County. His bank didn't finance manufactured homes.
We found a lender that does. The foundation passed the engineer's inspection, the title company converted the home to real property, and he closed with no down payment and no funding fee thanks to his disability rating.
Frequently asked questions
Can I use a VA loan on a mobile home?
Yes, if it's a HUD code home built after June 1976, on a permanent foundation and titled as real estate with the land.
Does the land have to be included?
For a standard VA mortgage, yes.
Can I get a VA loan on a single wide?
VA allows it if requirements are met, but many lenders don't. A broker can find one that does.
Is a VA or FHA loan better for a manufactured home?
VA usually costs less for eligible veterans, with no down payment and no monthly mortgage insurance.