FHA, VA & Conventional
Manufactured Home Loans
When your manufactured home is titled with land you own and sits on a permanent foundation, it can be financed as real property at standard mortgage rates. FHA from a 500 score, VA with no DTI cap, and conventional programs built specifically for factory-built homes.
A real mortgage on a factory-built home.
When a manufactured home is permanently affixed to land you own and the two are titled together, it stops being personal property and becomes real estate. At that point the full set of standard mortgage programs opens up: FHA, VA, USDA, and conventional, on the same rate sheets a site-built house would use.
That is the cheaper path when your home qualifies, and it is the one we recommend whenever the property allows it. A newer double-wide on a permanent foundation with owned land in Merrimack, Derry, or Dover should almost always be an agency loan, not a home-only loan.
NextGen Mortgage Loans is a New Hampshire licensed mortgage broker, so we shop these programs across multiple lenders rather than offering one bank's version of them. That matters on manufactured homes in particular, because lender overlays vary widely on things like single-wide eligibility and foundation certification.
If your home does not check the boxes, that is not the end of the conversation. We also write specialty home-only financing with none of these property conditions, and there is a link to it further down this page.
Four Ways to Finance a Qualifying Home
Which one fits depends on your service history, your credit, your down payment, and where the property sits.
FHA Title II
The most forgiving agency option on credit. FHA finances manufactured homes titled as real property, and it is often the entry point for first-time buyers and for borrowers rebuilding credit after a rough stretch. More on the program itself on our FHA loans page.
VA Loans
For eligible veterans, service members, and surviving spouses. VA is the strongest program on this page: zero down on qualifying properties, no monthly mortgage insurance, and no debt-to-income cap at all. Full benefit details, including the funding fee and how we pull your COE, are on our VA loans page.
Conventional
Includes the programs written specifically for factory-built homes, where a home that meets the added construction standards is underwritten much like a site-built house. Mortgage insurance comes off once you reach the equity threshold, unlike FHA.
USDA
Zero down financing for income-qualified buyers in USDA-designated areas. Most of our volume sits in the southern tier where eligible parcels are limited, but pockets do qualify and it is always worth a check before you rule it out.
Agency Program Guidelines
The numbers that usually decide which program a file lands in.
| FHA | VA | Conventional | |
|---|---|---|---|
| Minimum credit score | 500 | Flexible, lender dependent | No set minimum |
| Maximum DTI | 65% | No cap | 50% |
| Minimum down payment | 3.5% | 0% | From 5% |
| Loan term | 8 to 30 years | 8 to 30 years | 8 to 30 years |
| Mortgage insurance | Upfront plus monthly, usually for the life of the loan | None, funding fee may apply | Monthly PMI, removable at the equity threshold |
| Occupancy | Primary residence | Primary residence | Primary, with some second home options |
| Best for | Credit-challenged and first-time buyers | Eligible veterans and service members | Stronger credit, and getting MI off the loan later |
All four programs require the home to be titled as real property together with the land. Guidelines are general program parameters and individual lenders may apply their own overlays.
Four Things the Home Has to Have
These are agency rules, not our rules. All four have to be true for FHA, VA, USDA, or conventional financing.
Built after June 15, 1976
The federal construction standard took effect on that date. Homes built earlier are outside every agency program regardless of condition.
HUD certification label attached
The red plate on the exterior, plus the matching data plate inside. If either is missing there is a replacement process, and we will tell you whether it is worth pursuing.
Permanent foundation
Meeting the federal permanent foundations standard, usually confirmed by an engineer's certification. Block and post setups do not satisfy this.
Titled as real property with the land
The home and the lot recorded together, with the vehicle title surrendered. Homes on leased land or in a park cannot meet this condition.
One of these a no? You still have a loan.
Our specialty home-only program requires none of the four. Any year built, no HUD label, block and post foundations, and homes in parks, co-ops, or on leased land are all financeable, with no minimum credit score and DTI up to 65 percent.
From First Call to Closing Day
Most agency files close in roughly 30 to 45 days from application.
Consultation
A short call about the home, the land, and your goals.
Pre-Approval
Letter typically issued within 24 to 48 hours of documentation.
Property Review
Year built, HUD label, foundation, and title status confirmed.
Program Match
File placed with the agency program and lender that price best.
Underwriting
Appraisal ordered, income and assets verified, conditions cleared.
Closing
Sign with the NH attorney or title company. Keys in hand.
A Broker, Not a Single Rate Sheet
Lender overlays decide more manufactured home files than the agency rules themselves do.
We Shop the Overlays
One lender restricts single-wides, another wants a stricter foundation certification. We know which ones do what and place the file accordingly.
Southern NH Focus
Hillsborough, Rockingham, and Strafford counties are our home market, and we know how these towns record and assess manufactured homes.
Fast Pre-Approvals
Most pre-approvals go out within 24 to 48 hours of receiving your documents, which is what wins a competitive offer.
A Second Option Behind Us
If the property review turns up a problem, the file moves to our specialty program instead of dying. You do not start over somewhere else.
One Loan Officer Throughout
The same licensed loan officer from the first call through closing. No call center and no handoffs.
Licensed in Five States
New Hampshire, Massachusetts, Maine, Florida, and Rhode Island, NMLS #1621958, with a full broker platform behind every file.
Find Out Which Program Prices Best
Free consultation, no obligation, and no hard credit pull until you are ready to apply. Tell us about the home and we will come back with the programs it fits and what each one costs.
Agency Financing FAQ
FHA financing starts at a 500 credit score, and there is no set minimum on the conventional side either. Score still affects your rate and how much you put down, so it is worth asking what a few points of improvement would be worth before you apply.
Yes. Eligible veterans can buy or refinance a qualifying manufactured home with zero down, no monthly mortgage insurance, and no debt-to-income cap. The property still has to meet the four conditions above, and some lenders restrict single-wide VA financing, which is one of the overlays we shop around.
Conventional caps at 50 percent, FHA goes to 65 percent, and VA has no ratio cap at all. If your ratios are the problem, the program you choose matters far more than most buyers realize, and it is one of the first things we look at.
Yes. Agency programs allow the land and the home in a single transaction, including setups where the home is delivered and installed after the land closing. These take more coordination than a standard purchase, so start the conversation earlier than you think you need to.
There is a federal label verification process that can produce a replacement record, and it works often enough to be worth trying. It also takes time. If the timeline does not fit your purchase, moving the file to our specialty program is usually faster than waiting, since it does not require the label at all.
On FHA, yes, and on most files it stays for the life of the loan. On conventional, PMI applies under 20 percent equity but comes off once you reach the threshold. VA has no monthly mortgage insurance, though a funding fee may apply. Our specialty program has no monthly MI at any loan-to-value.
Yes, if the home now meets the four property conditions. Homeowners who converted to real property, added a permanent foundation, or bought the lot they were leasing are often sitting on a much better loan than the one they have. It is worth a review.
Then it goes to our specialty home-only program, which has none of these property requirements. Any year built, no HUD label, block and post foundations, parks and leased land, no minimum credit score. See the chattel and mobile home financing page for the full guidelines.
Related Pages & Tools
Manufactured Home Loans in NH
The overview page covering both financing paths and how to tell which one your home fits.
Read more →Chattel & Mobile Home Loans
Home-only financing with no HUD label, no foundation requirement, and no year-built cutoff.
Read more →Mobile Home Loan Calculator
Run a payment on your loan amount, rate, and term before you call.
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