FHA Title I manufactured home loans
FHA Title I is the only federal manufactured home loan program for chattel (home-only) buyers. It exists so that families buying a manufactured home in a community or on leased land can access government-insured financing instead of being forced into a captive specialty lender.
The program was effectively dormant from 2008 to 2024 because the loan limits ($69,678 single-section) had not been updated since the financial crisis and no longer reflected what manufactured homes actually cost. The 2024 refresh changed that — single-section went to $148,909, multi-section combination to $237,096, lot loan to $43,377. The limits make Title I usable again for the first time in 16 years.
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2026 Title I limits
- Single-section manufactured home: Up to $148,909
- Multi-section (combination) manufactured home + lot: Up to $237,096
- Lot loan only: Up to $43,377
- Limits are subject to annual review by HUD. FHA has solicited a data-driven annual adjustment formula via Federal Register rulemaking; revised limits are expected to publish annually going forward.
Eligibility basics
- Home must be on a leased pad with a minimum of 3 years remaining on the lease (HUD requirement). The community must be an approved manufactured home park (most established communities qualify).
- Home must be HUD Code certified — built on or after June 15, 1976, with the red certification label still attached.
- Borrower minimum FICO: 600 (Mike's working floor; some scenarios allow lower with compensating factors).
- Down payment: 5% minimum.
- Loan term: Up to 20 years for single-section, up to 25 years for multi-section.
- Owner-occupancy required — Title I is a primary residence program, not an investor loan.
Why almost no LO will originate Title I
- Most loan officers have never seen a Title I file. The disclosure package is different (Title I is Reg Z but not TRID), the appraisal process is different (specialized MH appraisers required), and the lender approval is separate from standard FHA approval.
- The 2024 limit refresh made Title I worth originating again. Mike has built the operational workflow to run these files cleanly. Most loan officers send the buyer to a captive specialty lender instead — which often means worse pricing, longer terms, and dealer steering.
Title I vs Title II — which one fits
- Title I = chattel (home-only). Home sits on a leased pad. No real property mortgage. Shorter terms, higher rates than Title II. Limits capped at $148,909 / $237,096.
- Title II = land-home mortgage. Home permanently affixed to owned land. Standard FHA forward mortgage. 30-year term, same FHA loan limits as site-built ($541,288 floor, up to $1,249,125 in high-cost areas).
- If you own the land and the home is permanently affixed, Title II is almost always better. If you are on a leased pad, Title I is the federal option.
Check FHA Title I eligibility
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