A manufactured-home review starts with two questions: what are you trying to do, and how are the home and land legally held? A home on owned land, a home on a leased lot and a home still titled as personal property can each follow a different financing path. A review is not a commitment to lend.
Four Details That Shape a Manufactured-Home Review
You do not need to know whether these are sufficient. Tell us what you have and what is missing, and we will identify what needs review before discussing program terms.
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The Home Itself
Build information, the HUD certification label on the exterior and the data plate inside, plus any additions or changes made since it was built.
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Land: Owned or Leased
A deed, a lease or a lot in a land-lease community each lead to a different review. If you own the land, say so; if you lease, say that too.
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Title Status
Is the home titled as real property with the land, or still as personal property (a vehicle-style title or certificate)? This decides which financing path is even possible.
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Foundation Documentation
Whether the home is on a permanent foundation and whether documentation exists. Missing paperwork is a review item, not an automatic stop.
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Property State
Title rules and program availability vary by state. The state where the home is, or where you plan to buy, is the first thing we ask, and it is a separate question from where you live now.
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Your Goal
Buy, lower a payment, change a loan type or explore cash-out. For a purchase, bring the proposed price and whether land is included. For a refinance, bring an approximate payoff and your goal.
Before the Conversation
What to Gather Before You Talk to Us
None of this has to be perfect. A clear picture of what exists, and what does not, is what makes the first conversation useful.
About the Property
Home Details
Manufacture date and manufacturer (from the data plate, if available)
HUD certification label(s) on the exterior, if present
Number of sections and any additions or structural changes
Land and Title
Deed, land lease or community lot agreement
Current title or certificate for the home, or the recording that retired it
Foundation documentation, if any exists
Location
Property state and county
Whether the home is your residence, a second home or a rental
Not sure how your home is titled?
Many owners are not. Tell us what paperwork you have and we will explain what the title status means for the review. Missing documents are a question to answer, not a reason to stop.
About the Loan
For a Purchase
Proposed price and whether the land is included
New home from a dealer, or an existing home already sited
Funds you plan to contribute and where they come from
For a Refinance
Approximate payoff of the current loan (a payoff statement, not last month's balance)
Whether the current loan is a mortgage or a personal-property loan
Your goal: lower payment, different loan type, cash-out or all three
About You
Income and how it is documented
Current monthly debts
Anything from your history you want us to know about up front
Manufactured Home Refinance
Home Equity Is Not the Same as Cash at Closing
A refinance replaces your current loan with a new one. If the new loan is larger than the payoff, the difference, minus costs charged against it, can reach you as cash. The number that matters is not your equity estimate but the loan amount a lender actually approves after reviewing the home, the land, the title and your file.
Equity is an estimate: home value minus what you owe
Approved borrowing depends on the complete file and program limits
Cash at closing is what remains after payoffs and closing charges
Other liens and financed fees change the arithmetic
Converting a personal-property loan requires a title review first
Ask for a written comparison that shows all three numbers
Suppose a home is estimated at $180,000 and the current loan payoff is $110,000. The $70,000 difference is estimated equity. It is not $70,000 available to spend.
Assumed approved loan: $140,000 Payoff of current loan: − $110,000 Closing charges and prepaids: − $6,000 Estimated cash at closing: $24,000
The $140,000 is an assumed figure used to show the arithmetic. The approved loan amount could be different, or no suitable option may be available. This is not a loan quote or an allowed borrowing limit.
Manufactured Home Purchase
Buying a Manufactured Home: What Changes the Review
A new home from a dealer placed on land you are buying, an existing home already sited on owned land, and a home in a land-lease community are three different purchases from a lender's point of view. Each can be reviewed. Each starts from a different place.
Tell us whether the land is part of the purchase
New or existing home, and whether it is already sited
Owned lot, leased lot or a community lot
How the home will be titled after closing
Foundation plan or existing foundation documentation
Compare principal and interest, property taxes, homeowners insurance and any required mortgage insurance together, not the principal-and-interest figure alone. A longer term can lower the monthly payment while increasing total interest paid.
If you are planning a new build rather than a manufactured home, start with the construction review →
Program availability depends on the property, the state and the borrower. Explore other purchase paths in our Purchase Hub →
Costs
What a Complete Cost Picture Includes
Amounts depend on the program, the property, the state and your file. We do not publish ranges here because they change; ask for a written estimate for your situation.
Cost Item
Purchase
Refinance
What Decides It
Your Contribution / Payoff
Contribution toward the price
Payoff of the current loan
Program, appraisal and your file
Appraisal
Usually required
Usually required
Program and property type
Foundation Documentation
May be required
May be required
Program and existing paperwork
Title Work / Conversion
If retitling as real property
If retitling as real property
State process and current title status
Mortgage Insurance
Depends on program and down payment
Depends on program and loan-to-value
Government programs publish their factors; others vary
Prepaids and Escrows
Taxes and insurance set-up
Taxes and insurance set-up
Closing date and local tax cycle
Closing Charges
Lender, title and recording
Lender, title and recording
State, county and provider
Considering Cash-Out to Pay Off Other Debt?
Compare today's mortgage plus the debts being paid off against the new full housing payment and whatever debt remains. Include taxes, insurance and any required mortgage insurance consistently, and compare the term, total interest and closing costs, not just the monthly figure.
✓ A lower monthly payment does not automatically mean a lower lifetime cost
✓ Paying unsecured debt with a mortgage ties that debt to your home
✓ Plan how paid-off balances will stay paid off
This page is informational, not a loan estimate, rate quote, tax advice or commitment to lend. Ask for a written comparison for your situation.
Two Financing Paths
Real-Property Mortgage vs. Personal-Property (Chattel) Loan
Which path applies is decided by how the home and land are legally held, and by the program. Understanding the difference makes your first conversation faster.
Real-Property Mortgage
Personal-Property (Chattel) Loan
What is financed
Home and land together
The home only
How the home is titled
Real property, with the land
Personal property (title or certificate)
Land
Owned, or as the program allows
Owned, leased or community lot
Foundation
Permanent foundation, documented
Varies
Typical use
Purchase or refinance of home + land
Home on land you do not own or have not retitled
Moving between them
Conversion review: retitle, foundation, land
Starting point for many existing owners
Where to start
Deed, title status, foundation documents
Current title or certificate, lot agreement
Program terms, rates and eligibility are not shown here because they depend on the property, the state and the borrower. Ask for a written comparison.
Payment Estimate
Estimate a Complete Monthly Payment
Every input is yours to change. The sample values are placeholders to show the arithmetic, not an offer. Mortgage insurance is included as its own line so nothing is hidden.
Required minimums vary by program; enter your plan
Sample rate. Replace with your written quote
FHA annual MIP factor for most 30-year loans; confirm the current HUD table. For other programs enter your quoted PMI %, or 0.
HUD-published; ignored for non-FHA
The approved loan amount, not your equity, sets what is possible. This estimate does not apply a limit.
Sample rate. Replace with your written quote
FHA annual MIP factor for most 30-year loans; confirm the current HUD table. For other programs enter your quoted PMI %, or 0.
Arithmetic on the numbers you enter. Not a loan estimate, rate quote or approval. A monthly saving can still cost more over the life of the loan; ask to see both. Subject to credit approval.
The Process
How a Manufactured-Home Review Proceeds
Timelines depend on the property paperwork more than on anything else. Here is the order things happen in.
1
Tell Us About the Property and Your Goal
Property state, purchase or refinance, owned or leased land, and how the home is titled today. A soft credit inquiry at this stage does not affect your score.
2
Property and Title Review
We look at the HUD label and data plate details, the foundation documentation, the deed or lease, and the title status. If a conversion to real property is needed, we explain what that involves in your state.
3
Program Fit, Appraisal and Underwriting
Only after the property path is clear do program terms get discussed. The appraisal and underwriting follow, and you receive a written comparison that shows the complete payment and, for a refinance, the cash you would actually receive.
4
Closing
Documents are signed and, for a refinance of your primary residence, federal law provides a rescission period before funds disburse. Payoffs are made directly from the loan proceeds.
Frequently Asked Questions
Manufactured Home Financing FAQs
Straight answers about title, land, foundations, equity and what a review actually involves.
Often, yes, when the home and land meet the program's property requirements. The review starts with how the home is titled, whether it sits on a permanent foundation, who owns the land, and the home's HUD label and data plate. Tell us what you have; we identify what still needs review before discussing program terms.
No. Home value minus mortgage payoff is estimated equity. Cash at closing is what remains after the new loan pays off existing liens and the closing charges deducted from proceeds, and only up to the loan amount a lender actually approves. Ask for a written comparison that shows all three numbers.
For lending purposes the distinction is the federal construction standard. Homes built on or after June 15, 1976 are manufactured homes built to the HUD Code. Homes built before that date are generally called mobile homes and are much harder to finance with a mortgage. The build date on the data plate settles the question.
The HUD certification label is a metal plate attached to the exterior of each transportable section. The data plate is a paper document inside the home, often in a kitchen cabinet, a closet or near the electrical panel. It lists the manufacturer, serial number and manufacture date. If either is missing, tell us; there are documented ways to address that, and it is part of the review rather than an automatic stop.
For a mortgage that treats the home and land as real property, generally yes, and the foundation documentation is part of the file. A home still titled as personal property or on a leased lot may follow a different financing path. Describe your situation and we will tell you which review applies.
A chattel loan finances the home as personal property, without the land. A mortgage finances the home and land together as real property and typically requires the home to be titled as real property on a permanent foundation. Which one fits depends on how your home and land are legally held today, not on preference alone.
In some situations, yes. It usually requires retitling the home as real property, documenting the foundation and owning the land. The steps and paperwork differ by state. Bring the current title or certificate, the deed and any foundation documentation, and we will explain what a conversion review involves.
It depends on the program. Some require land ownership; others may consider a long-term lease or a home in a land-lease community under different terms. If you lease your lot, say so up front so the review starts on the right path.
There is no single number to quote here. Programs, investors and property type all affect credit requirements, and those change. We review your full picture: payment history, income, debts, the property and the purpose of the loan. A credit score alone is not an approval or a denial.
Possibly, depending on the case type, the relevant dates and your history since the event. Read our FHA-after-bankruptcy guide for the documents and dates that matter, then share your situation. Waiting periods differ by program and are reviewed against current guidelines, not quoted from memory.
Several programs allow a single loan covering the home and the land when the property qualifies as real property. If you already own the land, its value may be part of the review. Purchase and refinance paths differ, so tell us which one you are pursuing.
Yes. Title rules for manufactured homes, foundation documentation and program availability vary by state. Give us the state where the home is located, or where you plan to buy, as the very first detail. A national website does not establish availability for every property and borrower.
Texana Bank Mortgage uses a soft credit inquiry for the initial review, which does not affect your credit score. A hard inquiry only occurs later if you move forward with a full application.
Reviews
What Homeowners Say About Texana Bank
Real reviews from real borrowers. See why homeowners trust Texana Bank Mortgage.
I had an excellent experience working with my texana bank mortgage from start to finish. They were extremely professional, knowledgeable, responsive, and made the entire mortgage process feel much easier than I expected.
They took the time to explain everything clearly, answered all of my questions, and kept me informed throughout the entire process. I always felt like I had someone in my corner who genuinely cared about helping me reach my goals.
If you’re looking for a mortgage broker who is trustworthy, dependable, and willing to go the extra mile for their clients, I highly recommend them. I truly appreciate all of their hard work and would definitely work with them again!
K
Kent Sisco
★★★★★
Adam McCormick is fantastic! Easy to work with and keep me informed every step of the way! Looking forward to working with him again in the future
A
Andrea Ferrell
★★★★★
Adam was phenomenal from start to finish! He was friendly and professional. He assisted me every step of the way, walking me through the process with ease. He was always there for whatever questions I had. He was very, very patient and always reached out to me in a timely manner if I contacted him and he was unavailable at the time. Moreover, he made me feel as if he cared for more than just my loan, but me as a person!!! Texana is blessed to have him as an associate!!
Andrea
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Clay Ragsdale
★★★★★
Where to really start. Adam walked me through everything and put me at ease. I have had some bad experiences with other companies so I was digging and looking for any red flag. There was none with him and his direct talk is what did it for me. Someone that is real and just says what it is. No false hope or misdirection at anytime.
I would recommend him to anyone and definitely Someone looking for honesty and caring. The communication is top notch and a true professional.
Respectfully,
Clay
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Belvia Lynn
★★★★★
My overall experience while working with Adam McCormick was excellent. He was very pleasant and professional.
J
Joseph Hardman
★★★★★
Adam McCormick is an absolute professional in every sense of the word. I will NEVER use any other loan officer for my financials other than Adam as long as he is in the business. His work as my loan officer was exceptional. Throughout the process, he always responded to an e-mail, responded to a text, called right back if not answering immediately. He always made you feel as though you were his only client. There was never the impression he had more important things to do other than speak with you. He worked with us through a death in the family, personal issues, and numerous other challenges. It's possible other loan officers would have given up on us during this process, but Adam stuck with us through it all. His work ethic is amazing. He is an expert in his craft. I could not possibly give a higher recommendation, he has redefined what right looks like in this business.
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Marsha Kessler-Bradshaw
★★★★★
I was about to go with another company for this refinance no cash out until I received a call from this Adam McCormick. He was so knowledgeable and made me feel very comfortable with this process. Adam is knowledgeable ,courteous, understanding and has a real passion and patience for people. 👍We are at the closing. Thank you Adam McCormick!!
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Peter Jenkins
★★★★★
My situation had its difficulties. Justin was confident and persistent through the process and we the got the result
D
Dale Samuel
★★★★★
Mark has been very professional and has been very respectful to my wife and myself.
Mark has shown that genuine human qualities and really worked with us and for us.
This actually been a pleasure to get to know Mark.
J
James Fields
★★★★★
Outstanding Service and support from a truly Customer Oriented Agent! My pleasure to have worked with Mr. MCcormick.! Would follow him to next source if necessary. He is concerned in an outstanding balanced way. My pleasure to?know and do Business with him and The Bank!
JFields
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Rose Stone-Stewart
★★★★★
Texana Bank was there for us throughout the entire process. Their personableness, as well, their professionalism. As a financial institution it was nice to know that while obtaining a loan, we had a safe place to relay. They are absolutely “by the book” and at the same time makes the process easier to participate. The hospitality and genuine concern as clients was overwhelming of which we will always consider Texana Bank first, before mostly any other financial institution.
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Mitchell Morris
★★★★★
Greg was awesome and the process was simple. I have nothing but the highest praise for the process and for Greg himself. Thank you.
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Ronald Bylsma
★★★★★
Best refi experience of our lives, Andre was very knowledgeable and always kept us calm when things got stressful. Would recommend Mr. Andre Floyd to anyone looking for a great lending officer!
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Dejan Jajcevic
★★★★★
I’ve worked with mini bankers before and I used to do them over a decade ago myself and my experience that I had with Chad was nothing short of phenomenal. He is a wonderful Banker does a very diligent job and did not miss any moments of reassuring me where my loan was and closing I couldn’t say enough good things about him and I hope if I ever need to go through this stressful process again he is still in business to take care of me
J
James Reaves
★★★★★
Adam is awesome super friendly easy to work with always aware of what’s going on and keeps you informed which is great.
L
Lesli Hopkins
★★★★★
Lynette is absolutely awesome to work with! She takes the time to make you comfortable with the process and answers any questions completely and accurately
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Bobby Strickland
★★★★★
Andre Floyd was ABSOLUTELY AMAZING. I just love working with him.
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Abraham Sanchez
★★★★★
Working with Greg Darlin has been an awesome experience. An honest and sincere individual. He is to the point and very very knowledgeable. I appreciate the fact that he didn’t try to give me the run around and through the entire process I learned a few things. Thank you.
Ready to Start With the Property?
Share your property state, your purchase or refinance goal and whether the land is owned or leased. We will identify what needs review before discussing program terms. Already own land in North Carolina or planning a new build? Say so; those reviews start differently.
