Mobile Homes
Factory-built homes you can place on your own land. What to know about age, codes, financing and setup before you buy in Texas and the Southeast.
What Is a Mobile Home?
“Mobile home” is the everyday name for a factory-built home on a permanent steel chassis. Strictly speaking, homes built before June 15, 1976 are mobile homes; homes built after that date are built to the federal HUD Code and are called manufactured homes. Many sellers and listings still use the two names for the same thing, so it pays to check the build date and the HUD label before you make an offer.
Check the Build Date
Homes built before June 1976 were not built to the HUD Code. Some lenders, insurers and local rules treat them differently, so confirm the year before you plan your budget.
Land & Placement
Your county or city decides where a mobile home can go and what foundation, skirting and tie-downs it needs. Check zoning on the lot before you buy the home.
Financing
Homes on rented lots or without permanent foundations are often financed with chattel (personal property) loans. Our financing page walks through the common options.
Mobile Homes by Style
Pick a style to see what to ask before you buy a mobile home in that style.
Container Homes
Some buyers compare a used mobile home with a converted shipping container. Ask how each one is anchored, insulated and approved by your local building office.
Cabins
Cabin-style mobile homes add wood siding, porches and pitched roofs to a factory-built frame. Ask what is original to the home and what was added later.
Green Homes
Older mobile homes can often be upgraded with better insulation, windows and roofing. Ask for records of any upgrades and when they were done.
Glass Homes
Large windows and sliding doors bring in light. On an older home, ask about the window ratings and any signs of leaks or condensation.
Energy Efficient Homes
Utility bills vary widely with age and condition. Ask the seller for recent bills and look for the home’s insulation zone on its data plate.
Cottages
Cottage-style mobile homes use smaller footprints and classic trim. Ask about the roof, the floor structure and the condition under the skirting.
Detached Homes
A mobile home on its own lot can be a detached home you fully control. Ask whether the land is included or leased, and what that means for financing.
Prefab Homes
Every mobile home is a type of prefab home. Ask for the build date, the manufacturer and any HUD label or data plate.
Custom Homes
Older mobile homes usually were not custom-built, but many have been remodeled. Ask for permits and records for any structural or electrical work.
Talk It Through
Not sure which kind of mobile home fits your land, budget and timeline? Book a free 30-minute consultation, or start with our free guides.