Manufactured home loans, done right.
Park-home buyers, veterans turned away on a manufactured property, self-employed buyers, and retirees buying a double-wide on owned land each need a different program. This site lays them all out, and Mike runs every one under one roof.
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Mike Certo · Cornerstone First Mortgage · NMLS #260555 ·
Which situation fits you?
The right loan program depends on three things: whether you own the land, what FICO and income shape look like, and which state you are in. Start with the closest match.
Why this site exists
Most manufactured home buyers run into a wall when they call a normal lender. Three of the five biggest specialty manufactured lenders are captive to a single dealer chain, which means the buyer never finds out if there is a better program for their situation. The other two refuse the loans where the buyer needs the most help, park-home borrowers, veterans, self-employed buyers, anyone with a credit story.
Mike is the other option: a real loan officer who runs every program on the menu, chattel, FHA Title I, FHA Title II, VA, USDA, conventional, MH Advantage, CHOICEHome, and non-QM, and tells you honestly which one fits your situation. No dealer kickback, no captive product steering. Pricing comes from Cornerstone First Mortgage, a direct lender licensed in all 50 states and DC.
How a manufactured home loan actually works
Three questions decide which program fits, in this order:
- Do you own the land? If yes, you have access to the full government and conventional menu (FHA Title II, VA, USDA, conventional, MH Advantage, CHOICEHome, plus non-QM). If no, you are looking at chattel financing or FHA Title I.
- Is the home post-June 15, 1976? The HUD Code took effect on that date. Anything built before is technically a "mobile home" and cannot be financed under any government program. Anything after is a "manufactured home" and is eligible.
- Is the home on a permanent foundation? Permanent foundation per the HUD Permanent Foundations Guide is required for FHA Title II, VA, USDA, and conventional. Engineer certification at appraisal runs $300 to $600.
If those three answers point you toward a land-home loan, you are usually looking at conventional, FHA Title II, or VA pricing close to a site-built mortgage. If they point you toward chattel, the loan behaves more like an auto loan: a shorter term and fewer property hurdles.
Get pre-approved → Talk to Mike first →
Programs at a glance
| Program | Land | Min FICO | Best for |
|---|---|---|---|
| Chattel | Leased OK | 575+ | Park-home buyers |
| FHA Title I | 3+ yr lease | 600+ | Government-backed chattel |
| FHA Title II | Owned | 580+ | Standard FHA on land-home |
| VA Manufactured | Owned | 620+ | Veterans |
| USDA 502 Guaranteed | Owned, rural | 640+ | Rural buyers under 115% AMI |
| MH Advantage / CHOICEHome | Owned | 620+ | Premium MH on land |
| Non-QM MH | Owned, doublewide+ | 660+ | Self-employed, investors, ITIN |
Start with your state
Manufactured home titling and real-property conversion vary by state. The state pages below walk through the specific process where you are.
Texas → Florida → North Carolina → South Carolina → All 50 →