Manufactured Homes
Manufactured Home in Mobile Home Community
A Manufactured Home is a Mobile Home. “Manufactured,” is the replacement term for “Mobile” as of 1976 (per HUD.gov). This takes a minute to get your head around because you’ll still see the designation “Mobile Home” virtually everywhere… the update hasn’t really stuck in the general public. They updated it because these homes are not meant to be mobile more than once or twice. They are built on steel frames with wheels and axles for transportation, but to be towed to one spot and stay there forever, ideally. Although, they can be relocated.
The term Trailer doesn’t apply here because manufactured homes aren’t trailed behind anything; unlike travel trailers and fifth wheels. I absolutely love the vintage travel trailers or trailer homes from the 1950’s, ‘60’s, and ‘70’s. We had a tiny one as a playhouse when I was little and living in the Siskiyou mountains. You’d see them flying down the highway attached to a vehicle or set off in some ideal temporary location…they signified such freedom! Those are now called “Tiny Homes.”
But for this purpose, think Single-wide or Double-wide. Think Seaside Mobile Estates versus Sunnyvale Trailer Park or Pimmit Hills Trailer Park. Not that there’s anything wrong with the latter two… I love the Trailer Park Boys and the My Name is Earl bunch but mobile home living had for a long time been stigmatized... it suggested low class and shady lives which just isn’t the case these days.
If you Google “Mobile Home Communities” you’re going to find them in every class from simple parks to luxury estates and resort style living. These communities are not much different than Condo Communities other than that you pay lot rent and there are no attached walls. Some include utilities like water, sewer, trash, or even cable in the lot rent. In most cases, you’ll have a nicely landscaped lot that’s all your own and I’ve even seen some with fenced yards and garages. Most of them have community centers or club houses, fitness centers, and pools. You can find some with playgrounds and dog parks if you have children or pets and some are gated with security. Community living is all about the neighbors and the many great amenities.
You can also have a manufactured home installed on private land which is actually where most are located. This involves a number of stages (and additional costs) including surveys, inspections, permits, and hiring contractors to prepare your property for the delivery and set up. You’ll need a proper foundation built and utilities installed and you may also want a driveway, garage, deck, etc. There’s a strict Code of Federal Regulations that have to be followed. The retailer will have consultants to guide you through all that you need to have done and help you find local contractors, and most manufacturers handle the delivery and set up. If you prefer more privacy or want a larger space for something like a garden or a large backyard for the dog and the grandkids, this would be the way to go. And personally, I’d have my foundation built with a basement. We have tornado’s here in Michigan and I’d like to know we have safe cover.
Manufactured Homes are bought through a retailer or dealership and built in a factory. They can be fully customized per floor plans, square footage, number of bedrooms and bathrooms, and countless high-end features. They’re fully equipped, well built, and energy efficient. And because they’re less labor intensive, they’re less expensive and can even be financed; FYI: https://www.hud.gov/program_offices/housing/sfh/title/repair. I’m thinking an excellent option for a vacation or snow bird home and definitely for first-time home buyers as well.
A few other facts about manufactured homes…
The U.S. Department of Housing and Urban Development oversees the construction and installation of Manufactured homes; see Manufactured Housing Homeowner Resources for information.
You hold ownership through a title, like on a vehicle, versus a deed. However, if you own the land and you have your manufactured home permanently attached to it, the home and land together are considered real property, and then you will have a deed. This is standard but could vary per state.
Your property taxes on a manufactured home are paid as personal property tax to the state motor vehicle department if you own the home but not the land (i.e., you pay lot rent). If you own the land and your manufactured home is permanently attached to it, you’ll pay the taxes as real property taxes. Again, this is standard but could vary per state.
I’ve been inside of a few of these, from the tiny trailers of the ‘60’s to the huge, elegant homes of today, and they have all been really cool to say the least. Some are pretty amazing. If you want something fun to do, go tour some at the dealerships or manufactured home shows in your area. This is just one of a few options for more affordable housing and another way more of us can achieve the dream of home ownership.