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Buying & Financing

Loans, the all-in cost, and how to choose the right home with confidence.

Buying a manufactured home in California: what gets complex, and how we helpBuyer Education

Buying a manufactured home in California: what gets complex, and how we help

A home purchase touches land, financing, permits, and paperwork, so it can feel like a lot.

7 min Checklist
What Is an HCD 433A in California?Financing & Cost

What Is an HCD 433A in California?

An HCD Form 433A is the California document that converts a manufactured home on a permanent foundation into real property.

7 min Checklist
FHA vs USDA vs VA Manufactured Home Loans: Which Fits You?Financing & Cost

FHA vs USDA vs VA Manufactured Home Loans: Which Fits You?

A plain-language comparison of the three government-backed loan programs for manufactured homes, with a Central Valley focus on USDA's no-money-down option for rural Fresno, Madera, Tulare, and Kings county buyers.

8 min Checklist
Manufactured Home ADUs in California: A Central Valley GuideBuyer Education

Manufactured Home ADUs in California: A Central Valley Guide

A factory-built manufactured or modular home can serve as an accessory dwelling unit (ADU) in California.

8 min Checklist
Do manufactured homes appreciate? Understanding resale valueBuyer Education

Do manufactured homes appreciate? Understanding resale value

Yes, manufactured homes can appreciate.

7 min
Manufactured, modular, or site-built: what is the actual difference?Buyer Education

Manufactured, modular, or site-built: what is the actual difference?

The terms get used interchangeably, and they shouldn't be.

7 min
Manufactured home warranties: what is covered and for how longBuyer Education

Manufactured home warranties: what is covered and for how long

A new manufactured home typically comes with at least a one-year manufacturer warranty on materials and workmanship, plus separate appliance warranties.

6 min
The true all-in cost of a manufactured homeFinancing & Cost

The true all-in cost of a manufactured home

The sticker price is the factory price.

9 min
Down payment and credit score: what you actually need to buyFinancing & Cost

Down payment and credit score: what you actually need to buy

There is no single number.

7 min
Does your land qualify? Siting a home in the Central ValleyBuyer Education

Does your land qualify? Siting a home in the Central Valley

Before you choose a floor plan, your parcel has to be able to receive it.

8 min
Manufactured home insurance: what you need and what it coversFinancing & Cost

Manufactured home insurance: what you need and what it covers

Manufactured homes are usually insured under an HO-7 policy covering the structure, belongings, liability, and loss of use.

6 min
Property taxes on a manufactured home in California: HCD vs local assessmentFinancing & Cost

Property taxes on a manufactured home in California: HCD vs local assessment

California manufactured homes are taxed one of two ways: an HCD in-lieu vehicle license fee or local property tax under Prop 13.

6 min
Chattel vs real-property loans: which one fits you?Financing & Cost

Chattel vs real-property loans: which one fits you?

How a manufactured home is titled changes how it can be financed.

7 min
Manufactured home foundations: pier-and-tie-down vs permanentBuyer Education

Manufactured home foundations: pier-and-tie-down vs permanent

Manufactured homes sit on one of two foundation types: a pier-and-tie-down system or a permanent foundation.

6 min
Energy efficiency in manufactured homes: surviving Valley summersBuyer Education

Energy efficiency in manufactured homes: surviving Valley summers

Modern manufactured homes can be genuinely energy efficient.

7 min
Single-wide vs double-wide vs triple-wide: sections explainedBuyer Education

Single-wide vs double-wide vs triple-wide: sections explained

Single, double, and triple-wide describe how many sections a manufactured home is built and shipped in.

5 min
Can a manufactured home be an ADU in California?Buyer Education

Can a manufactured home be an ADU in California?

Yes.

6 min
VA loans for manufactured homes: how they work and what you needFinancing & Cost

VA loans for manufactured homes: how they work and what you need

Yes, eligible veterans can buy a manufactured home with a VA loan, often with no down payment.

6 min
FHA loans for manufactured homes: Title I vs Title II explainedFinancing & Cost

FHA loans for manufactured homes: Title I vs Title II explained

FHA insures two manufactured home loan programs: Title I (for the home, with or without land) and Title II (a real-property mortgage).

7 min