Frequently asked

Manufactured homes are built to the federal HUD code on a permanent steel chassis. Modular homes are built to state and local building codes, the same as site-built homes. Both are factory-built and high-quality. Mission Made Homes carries manufactured homes.

You can start a conversation with us without owning land, but you'll need land before delivery. We can help you think through land-buying considerations during the Discover phase.

Most of our buyers narrow to 2–4 plans within their first showroom visit, then take 1–4 weeks to lock in a final choice. Some take longer. There's no rush.

There is no single minimum credit score requirement. Various lending programs are built for different credit profiles, so a lower score does not put homeownership out of reach; it mostly affects which program fits best. Tell us your situation and we will help you find the right lender, including programs that work with buyers across the credit spectrum.

Yes. That's called a "land-home" loan. You can do it with FHA Title II or a conventional mortgage. If you don't own land yet, chattel financing is the path until you do.

Everything it takes to get you moved in, spelled out with no black box. Our all-in estimate accounts for the home, permits, delivery, a permanent foundation, skirting, stairs, HVAC, and utility connections, plus installation and set on your site. Where a cost depends on your specific land, like grading, a well, a septic system, or a longer power run, we tell you that up front rather than hiding it. Most other dealers only quote the home and leave the rest for later, which is where surprise fees come from.

Chattel: 1–3 weeks. FHA: 3–6 weeks. Conventional: 4–8 weeks. We start the financing conversation early so it runs in parallel with your build.

Manufactured homes on land you own (land-home loans) appreciate similarly to site-built homes. Homes on rented lots or in parks appreciate slower. Talk to a financing advisor for your specific situation.

Setbacks are the minimum distances your home must sit from property lines, roads, and existing structures. They're set by local zoning, and they vary by jurisdiction.

We need road access of at least 12 feet wide and reasonable clearance to swing the home onto your foundation. We do a site review before final delivery scheduling.

2 to 8 months is typical, and it depends on your jurisdiction. Most of the variability is in permits and site prep, both of which are local-condition-dependent. The factory build itself is only 2 to 8 weeks for most plans.

Some changes are possible before factory production starts (around Week 11). After that, changes are very limited. Big changes (different plan) typically require a new contract.

Yes. You can usually make certain modifications to a floor plan, from finishes and option packages to some layout changes, though exactly what is possible depends on the specific model and manufacturer. Your housing consultant will walk you through the options for the home you like.

Manufactured homes sold new after July 1, 1980 are subject to local property taxes assessed by your county, just like a site-built home. Older homes on a chattel title may still pay an annual in-lieu license fee to HCD instead. Once you convert the home to real property and local property tax, you cannot switch back, so confirm the plan with your lender first.

A chattel loan finances the home as personal property, often with a shorter term and higher rate, and does not require converting the home to real estate. A real-property mortgage, like FHA, VA, USDA, or conventional, treats the home and land together and usually needs the home permanently affixed to a foundation and converted to real property. Most buyers who own their land choose the mortgage route for better rates.

It depends on the parcel; some Central Valley lots connect to a water district and public sewer, while many rural parcels need a private well and a septic system. The county requires septic and well or water clearances during permit plan check. Budget for these early, since a new well or septic system can add significant cost and time to your project.

California requires a licensed contractor, and the C-47 General Manufactured Housing classification is the one that installs the home and its foundation. Using a properly licensed installer protects your warranty and is required for the permits and inspections. We coordinate licensed installation as part of the buying process.

In many California jurisdictions a manufactured home can serve as an accessory dwelling unit if it meets local zoning, size, and setback rules and is placed on an approved foundation. ADU rules vary by city and county, so the local planning department has the final say for your parcel. We can help you check feasibility before you order.

Yes, attached or detached garages, covered porches, carports, and patios are popular additions, but they are usually permitted and built as site work separate from the factory home. These structures follow the local building code and need their own permits and inspections. Planning them up front keeps the design, setbacks, and budget aligned.

No. The parcel has to allow the home under local zoning, meet setbacks, have legal access, support utilities, and qualify for the foundation and permits the city or county requires. Always verify with the local planning or building department before you buy land, because a parcel that looks fine can still be ruled out by zoning, flood zone, or access.

Base price usually means the home itself at the factory or on the lot. The move-in ready, or all-in, cost adds delivery, installation and set, the foundation, site preparation, utility connections, permits and fees, and finish items like steps, skirting, decks, and driveway. Rural parcels may also need a well, septic, grading, or a longer power run, so the final number depends heavily on your land.

Yes. Real-property loan programs generally let documented delivery, site preparation, and installation costs be financed along with the home and land, so you are not paying for that work out of pocket. Chattel (home-only) loans are more limited. Your lender confirms the exact details, and we help make sure these costs are captured in your loan from the start.