Texas manufactured home loans
TDHCA, county recording, and what the SOL actually means for your loan. · Mike Certo · Cornerstone First Mortgage · NMLS #260555 ·
Texas is the largest manufactured home market in the country by shipment volume, 18,343 new units in 2024, with major activity in Houston, the DFW metroplex, San Antonio, and the Hill Country. The state classifies manufactured homes as personal property by default. Conversion to real property runs through the Texas Department of Housing and Community Affairs (TDHCA) via the Statement of Ownership and Location (SOL).
What the buyer needs to know: the SOL is the document that records who owns the home and where it sits. The 'Real Property Election' section of the SOL is what converts the home from personal property to real property, and without it, a normal real-property mortgage cannot attach. Texas is also one of the states where the conversion has to be filed in county real property records within 60 days of sale or relocation. Miss the window and the perfection of the lien is at risk.
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Texas SOL, what it is and what it does
- The Statement of Ownership and Location (SOL) is the master document at TDHCA confirming ownership, location, and classification of every manufactured home in Texas.
- It replaces what used to be a 'title' under earlier law.
- On a new manufactured home, the dealer files the initial SOL.
- On a resale, the seller files a new SOL transferring ownership.
- On a move, a new SOL is required.
- The 'Real Property Election' section is the conversion mechanism, checking that box, plus meeting the lien clearance and county filing requirements, converts the home from chattel to real property.
Real Property Election, the conversion path
- Verify the home is permanently affixed to land you own. Engineer certification on the foundation typically required at appraisal.
- Clear any existing chattel liens. Cannot file Real Property Election with an outstanding personal property lien.
- Complete the SOL with the Real Property Election section checked.
- Submit to TDHCA along with required fees and supporting documents.
- Once TDHCA processes, file the certified SOL in the real property records of the county where the home sits within 60 days.
- Once the SOL is recorded in real property, the home is part of the land legally and a standard real-property mortgage (FHA Title II, VA, USDA, conventional, MH Advantage, CHOICEHome) can attach.
Programs Mike runs in Texas
- FHA Title II On land-home, post-Real Property Election. Low down payment, 580 FICO floor.
- Chattel For buyers of homes on leased pads in manufactured home communities, placed through specialty lending sources.
- VA manufactured For veterans buying land-home in Texas. No down payment, no limit with full entitlement.
- USDA 502 Guaranteed In USDA-eligible rural Texas. Existing manufactured homes now eligible (March 2025 final rule).
- Conventional + MH Advantage / CHOICEHome On qualifying premium manufactured.
- Non-QM manufactured For self-employed and investor scenarios.
Texas-specific pitfalls
- Missing the 60-day county filing window On Real Property Election. Once you miss it, you have to refile the SOL and start over.
- Existing chattel lien. Cannot convert until the chattel loan is paid off or refinanced. Sometimes the refinance into a Title II mortgage is what pays off the chattel and triggers the conversion in one transaction. Mike handles the choreography.
- Wrong appraiser. Texas manufactured appraisals require an appraiser comfortable with both real property and manufactured spec, narrower pool than standard residential.
- Park communities outside USDA eligibility. Some Texas parks that look rural by intuition are not on the USDA rural map. Always check the property address.
Texas manufactured home loan FAQ
How do I convert a Texas manufactured home to real property?
Texas classifies a manufactured home as personal property by default. To convert it, confirm the home is permanently affixed to land you own, clear any existing chattel lien, complete the TDHCA Statement of Ownership and Location (SOL) with the Real Property Election section checked, submit it to TDHCA, and then record the certified SOL in the county real-property records within 60 days. Once recorded as real property, a standard mortgage can attach.
What is the Texas Statement of Ownership and Location (SOL)?
The SOL is the master document at the Texas Department of Housing and Community Affairs (TDHCA) that confirms ownership, location, and classification of every manufactured home in Texas. It replaced what used to be a title under earlier law. A dealer files the initial SOL on a new home, a seller files a new one on resale, and a move requires a new one. The Real Property Election section is what converts the home from chattel to real property.
What is the 60-day deadline for a Texas manufactured home conversion?
After TDHCA processes a Statement of Ownership with the Real Property Election, the certified SOL must be recorded in the real-property records of the county where the home sits within 60 days of the sale or relocation. Miss that window and the conversion has to be refiled and started over, which can put lien perfection at risk. Getting the sequence and timing right is central to a clean Texas closing.
What loan programs work for Texas manufactured homes?
On owned land with the home converted to real property via the SOL Real Property Election, Texas buyers can use FHA Title II, VA, USDA in eligible rural areas, and conventional MH Advantage or CHOICEHome. On a leased community pad, chattel applies. Texas is the largest new manufactured-home market in the country, so all of these run in volume here; the right one depends on the land, income, credit, and military status.
Can you finance a manufactured home in a Texas park or community?
Yes. A home on a leased pad in a Texas community is financed with a specialty chattel loan, because you don't own the land. Specialty chattel sources look for several years remaining on the pad lease. If you later buy the land, you can convert the home to real property through the SOL Real Property Election and refinance into a real-property mortgage.
Talk to a manufactured home loan specialist who knows Texas
Mike runs every manufactured home loan program available, in every state. Direct line: (480) 296-6513 or use the contact form.