Thinking about buying a manufactured home but unsure if it comes with land? You’re not alone—this is one of the most common questions for anyone exploring affordable housing options. Understanding whether land is included can make a huge difference in your budget, lifestyle, and financing options.
In this article, we’ll break down the essentials: when manufactured homes come with land, when they don’t, and key tips to help you make the best decision for your situation.
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Do Manufactured Homes Come With Land? Understanding Your Options
Choosing a manufactured home can be an affordable way to become a homeowner. But one of the biggest questions people have is whether these homes come with land included. The answer is both simple and nuanced: sometimes they do, and sometimes they don’t. Let’s break down what that means for you, how you can purchase a manufactured home and land, and what you should consider during the process.
Do Manufactured Homes Come With Land? The Basic Answer
Manufactured homes can be purchased in two main ways:
- Home Only (Land-Lease): The manufactured home is sold separately from the land. In this scenario, you own the home, but you lease or rent the land it sits on—often in a mobile home community or park.
- Home and Land Together (Land/Home Package): You buy both the manufactured home and the land under it as a package deal. This can be through a dealer or by purchasing land and home separately but closing on them together.
Whether a manufactured home will “come with land” depends on the sales arrangement. Many homes are sold without land, but there are plenty of opportunities to get both together.
Different Ways to Buy Manufactured Homes and Land
Let’s look at your main choices when it comes to acquiring a manufactured home, with or without land.
1. Land-Lease Communities
These are communities—sometimes known as mobile home parks—where residents rent the land but own their homes.
- How it works: You purchase the manufactured home and move it into the community. You sign a lease for the plot of land it sits on.
- Benefits: Lower up-front costs, community amenities, maintenance sometimes included.
- Challenges: Monthly lot rent, potential rules and restrictions from the park owner, and risks if the park is sold.
2. Land/Home Packages
Some retailers and builders offer packages where both the manufactured home and the land it sits on are sold together.
- How it works: You purchase the home and land simultaneously, typically through a dealer or builder.
- Benefits: One-stop shopping, simplified financing, often better mortgage terms.
- Challenges: Fewer locations, limited customization if buying a pre-set package.
3. Buy Land and Home Separately
Some buyers choose to purchase land on their own and then buy a manufactured home to place on that land.
- How it works: You secure vacant land and have the manufactured home delivered and installed.
- Benefits: Maximum control over the location and home type, more options for customization.
- Challenges: More complex process, must handle land purchase, home delivery, utility connections, permits, and site prep.
What’s Included When Buying a Manufactured Home?
It’s important to clarify exactly what you’re getting with your purchase. Here’s what to expect:
- Home Only: The manufactured home unit, ready to be installed. You’ll need a lot or land for placement.
- Home and Land Package: The home plus a specific plot of land. May include site prep, permitting, hookups, and landscaping (ask the seller).
- Add-Ons: Some packages offer garages, carports, decks, or other features.
Always ask sellers for a detailed list of what’s included, so there are no surprises.
Steps to Buy a Manufactured Home With Land
If you’re interested in owning both the home and the land, here’s a general roadmap:
1. Set Your Budget
- Consider both the home and land costs.
- Factor in site prep, delivery, installation, permits, taxes, and ongoing expenses.
2. Get Pre-Approved for Financing
Financing options vary depending on whether you’re buying only a home or both home and land. Typically:
- Home only: Chattel loans or personal property loans
- Home and land together: Conventional mortgages, FHA, VA, or USDA loans
Getting pre-approved helps you understand what you can afford and streamlines the purchase.
3. Find Land
- Search for vacant land in your preferred area. Work with a real estate agent if needed.
- Check zoning laws, utilities (water/sewer/power), road access, and restrictions.
- Evaluate proximity to schools, jobs, and amenities.
4. Shop for Manufactured Homes
- Visit showrooms and model homes.
- Decide on layout, size, features, and customizations.
- Get quotes from multiple dealers.
5. Check Land/Home Packages
- Some retailers offer homes already matched to land. This can be simpler and can combine all aspects of the sale and financing.
6. Secure Offers and Contracts
- Formalize purchase agreements for both land and home.
- Ensure contracts state everything included (prep, delivery, installation, add-ons).
7. Arrange Site Preparation and Delivery
- Prepare the lot (clearing, grading, foundation).
- Coordinate delivery and setup of the home.
- Make sure utilities are connected and approved by inspectors.
8. Close on the Sale
- Complete all paperwork.
- Finalize your mortgage or loan.
- Receive keys and move in!
Benefits of Buying a Manufactured Home and Land Together
There are distinct advantages to owning both your home and the land it sits on:
- Builds Wealth: Land typically appreciates in value, so you’re investing in an appreciating asset.
- Stability: You’re not dependent on a park owner or subject to rising lot rent.
- Easier Financing: Many lenders prefer land/home packages for offering traditional mortgages.
- Customization: More freedom to landscape, add outbuildings, or make home improvements.
Challenges to Consider
While there are many upsides, buying a manufactured home and land does present some hurdles:
- Complexity: Coordinating land purchase, home selection, delivery, and site prep can be overwhelming.
- Financing: Not all lenders finance manufactured homes, and terms may vary.
- Upfront Costs: Buying land and paying for site prep increases initial investment.
- Permitting and Zoning: City and county rules may restrict or regulate manufactured home placement.
- Resale: Manufactured homes, especially without land, may depreciate in value.
Practical Tips for Success
Follow these best practices to make the process smoother and more successful:
1. Work With Experts
- Use experienced real estate agents, dealers, and lenders familiar with manufactured homes.
- Ask lots of questions and request references.
2. Know Local Laws and Rules
- Double-check zoning and regulations before you buy land.
- Ask about restrictions on types, sizes, and ages of manufactured homes.
3. Get Written Estimates for All Costs
- Site prep, delivery, installation, hookups, permits, landscaping and more—get it all in writing.
4. Plan for Long-Term Ownership
- Factor in ongoing expenses: insurance, property taxes, maintenance, and potential future improvements.
5. Consider Resale and Trends
- Research local property values and demand for manufactured homes with land.
Frequently Asked Questions (FAQs)
1. Do all manufactured homes come with land included?
No, many manufactured homes are sold separately from the land. It is common to find homes sold alone and then placed in a land-lease community. To own both, look for land/home packages or purchase vacant land and a home together.
2. Is it better to buy a home and land together or separately?
Buying them together often simplifies the process and can allow for better financing. However, if you want more control over location or customization, purchasing separately may appeal to you. Weigh your priorities to decide what’s best for your needs.
3. What type of loan is best for a manufactured home and land purchase?
Traditional mortgages (like FHA, VA, or USDA loans) are available when you buy both the home and land. If purchasing the home alone, you may need a chattel loan or personal property loan. Consult with lenders experienced in manufactured housing.
4. Can I move my manufactured home to a different piece of land later?
Yes, manufactured homes can be moved, but relocation is expensive and logistically complex. You’ll need to pay for the move, site prep at the new location, permits, and utilities. Most homeowners choose to keep their home in one place.
5. Are manufactured homes on their own land eligible for resale like traditional homes?
Absolutely. When a manufactured home is affixed to land you own, it typically appreciates in value alongside the property, much like a site-built home. Homes in communities or on leased land may not see the same increase and can be harder to resell.
In Summary
Manufactured homes can be purchased with or without land, depending on your goals and budget. While buying a home in a land-lease community is common and affordable, owning both the home and land offers significant advantages like appreciation and stability. The process can be complex, but with good planning, expert guidance, and a clear understanding of your needs, owning a manufactured home and land is absolutely within reach. Remember to do your homework, ask questions, and take your time to make the decision that’s right for you.
