FHA Title II manufactured home loans
FHA Title II is the standard FHA forward mortgage applied to a manufactured home. When the home is permanently affixed to land you own, titled as real property, and built to current HUD Code, it qualifies for the same FHA program as a site-built home, with a low down payment, a 580 FICO floor, and the same loan limits.
This is the most common manufactured home loan Mike runs. It works for first-time buyers, repeat buyers, and refinance candidates who own the land and have a credit story that fits FHA guidelines.
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2026 FHA loan limits (Title II)
- Floor (low-cost areas): $541,288 one-unit
- Ceiling (high-cost areas): $1,249,125 one-unit
- 2 to 4 unit limits Scale up to $2.4M in high-cost ceiling counties
- County-specific limits available. Mike pulls the exact limit for your county at pre-qualification.
Property requirements
- HUD Code label. Each section must have a HUD certification label (red metal tag) confirming the home was built on or after June 15, 1976.
- HUD data plate. Inside the home, confirms factory specs, wind zone, thermal zone, roof load.
- Minimum 400 sq ft Living area.
- Permanent foundation Per HUD's Permanent Foundations Guide for Manufactured Housing (PFGMH). Engineer certification required at appraisal, runs $300 to $600.
- Permanently affixed: running gear removed, home titled with land as real property.
- Anchoring Per state wind-zone code (Zone I, II, or III). Coastal and tornado-alley states have stricter anchoring requirements.
Borrower basics
- Minimum FICO: 580 on the standard program; some lender overlays allow a lower score with a larger down payment (rare).
- Owner-occupancy required.
- Standard FHA mortgage insurance applies: an upfront premium plus a monthly premium, per FHA guidelines.
- Debt-to-income limits per FHA, typically 43% with compensating factors allowing higher.
Conversion from chattel to Title II
- If you currently hold a chattel loan and have since purchased the land, you can convert from personal property to real property and refinance into Title II. The process requires filing an affidavit of affixation (state-specific procedure, see this explainer and the state pages).
- Conversion usually means better terms and a longer term, often out to 30 years, which can meaningfully lower the monthly cost.
FHA Title II FAQ
What is an FHA Title II manufactured home loan?
FHA Title II is a standard FHA forward mortgage on a manufactured home that is classified as real property, meaning it is permanently affixed to a foundation on land you own, titled with the land, and built to the HUD Code. It qualifies for the same FHA program as a site-built house, including a 30-year term and the same county loan limits, which makes it the most common manufactured-home loan for buyers who own their land.
What are the requirements for an FHA Title II manufactured home?
The home must be a HUD-Code home built on or after June 15, 1976, with its certification label and data plate, at least 400 square feet of living area, set on a permanent foundation meeting HUD's Permanent Foundations Guide (with an engineer certification), and permanently affixed with the running gear removed and the home titled as real property with the land. It must be a primary residence.
Can I convert a chattel loan to an FHA Title II mortgage?
Yes, if you own or buy the land the home sits on. You place the home on a permanent foundation, record an affidavit of affixture to retire the personal-property title into the real estate, and refinance the chattel loan into an FHA Title II mortgage. Because the home becomes real property, this usually means better terms and a longer term than the original chattel loan.
What credit score do you need for FHA Title II?
FHA's standard floor is a 580 FICO score for the low-down-payment program. Some lender overlays allow a lower score with a larger down payment, but that is rare. Mike's working floor is generally aligned with the 580 standard. Credit, income, and the property's condition are all reviewed together.
Get pre-qualified for FHA Title II
One conversation, real numbers. Direct line: (480) 296-6513 or use the contact form.