Guide to Buying a Manufactured Home

buying a mobile home

Purchasing a home is most likely the biggest financial decision you will ever make. Whether this is your first purchase or you are an experienced buyer, this decision must be made carefully.

Despite still carrying a stigma, the quality of manufactured housing has dramatically improved in recent years. Manufactured homes offer a great way to acquire your very own home at an affordable price, especially when living in the Silicon Valley.

One of the benefits of the factory-built process is that you can buy a new home, one that no one has ever lived in. Perhaps you want an existing home – do you want to reside where the home is today? Whether new or used, here are some tips to get started on your manufactured home buying process.

1. Choose the Right Home for You and Your Family
The first step toward buying a manufactured home is to figure out what you are looking for in terms of size, floor plan, and features. Do you want to buy brand new or used?

Most manufactured homes are available in a wide range of sizes, architectural styles and can include different amenities, such as spacious floor plans, walk-in closets, fireplaces, Jacuzzi tubs, and energy-efficient features. Once you have established your needs and wants, selecting the right home becomes a lot easier.

Here’s a list of things you should look at when shopping:

  • Window and door quality
  • Floor material and structure
  • Insulation
  • Walls
  • Exterior siding
  • Roof material and quality
  • Anchoring and earthquake bracing system for the home

2. Evaluate All the Financing Options
Before you start shopping for your dream home, it is a good idea to make some preparations. In order to make a financially sound decision, you need to weigh out all the financing options available to you.

Your credit score will have a huge impact on what type of property you can buy, and at what price. It is first recommended to check your credit rating with an experienced lending institution so that we can determine what you can afford.

There are four primary financing options when purchasing a manufactured home: Conventional loan, Federal Housing Administration (FHA) Mortgage, Veteran Affairs Mortgage, and Chattel loan. However, each of these options has requirements and limitations and you should evaluate them carefully. Talk to your mortgage lender if you have any questions about buying a manufactured home.

3. Choose an Agent
Buying a home requires making many important financial decisions, understanding complex issues, and completing a lot of paperwork. It helps to have an expert in your corner when undertaking such a large purchase. We can guide you through this process, and also provide you with access to property listings before they hit the general market.

Here are some factors to consider when choosing your real estate professional:

  • Look for a full-time agent. Find an agent who has experience completing transactions similar to yours. Are they familiar with manufactured homes and the areas that you are interested in? Ask for a list of properties they have sold or a list of references.
  • Ask about their credentials and education. A good agent will continually strive to improve and gain knowledge of the latest real estate trends and hold the highest designations in their respective fields of expertise.
  • Does the agent return your calls promptly? Time is money when attempting to buy a home. Be sure to choose an agent who listens attentively to your needs and concerns. 


4. Narrow Your Search
Get to know the neighborhoods and communities that interest you. Drive around and get a feel for what it would be like to own a manufactured home in the area. Start getting a sense of the homes available in those areas by searching through MHVillage, Zillow/Trulia, MLS, Craigslist, or even our website at!

Do you want to live in a big, family friendly community? You can go for either Casa De Amigos, Adobe Wells, or Plaza Del Rey in Sunnyvale. Live close to Google, but over the age of 55? You will love the senior communities of New Frontier or Sunset Estates in Mountain View. Live close to the city of San Francisco? We have a gated, all-age community of the Franciscan Park in the heart of Daly City. For more information on mobile home communities, click here.

Once you have picked out the home you want to purchase, your agent can help you make an offer that the seller will accept. A good agent will investigate the potential costs and expenses associated with the new property. They can also help you draft your offer in a way that gives you the advantage over another offer.

5. Inspection & Final Approval
Once your offer is accepted by the seller, you will need to have a licensed property inspector inspect the home within the time frame that was agreed upon in the effective contract to purchase. As with any home purchase, you need to thoroughly check out the manufactured home. While this applies to a new home as well, it’s especially important if you’re buying a used manufactured home.

In addition to all the usual things you’d check out in any home (such as plumbing, wiring, and heating and cooling), with a used manufactured home, the following features deserve a close look:

  • Windows and doors. Make sure they’re insulated, and keep an eye out for gaps around the frames. Look for any cracks in the windows, and make sure the doors all open and close easily.
  • Floors. Test their strength (no squeaking or sagging), look for any warping, and avoid floors constructed with particle board because it tends to warp or rot when wet.
  • Belly wrap. This thick plastic goes under the floor and insulation and helps keep out animals and moisture. Check the insulation under the wrap to make sure it’s not damp.
  • Walls. Look for any interior leaks. Vinyl exterior siding is preferable to metal (which can buckle) or hardboard (which can have water problems).
  • Roof. Avoid the old-style flat metal roofs, which can leak and make cooling the home difficult, and look for a shingled roof with an overhang to aid in rain runoff.
  • Lumber. Walls should use 2×6′ lumber with studs 16″ apart.
    Settling and leveling. Older manufactured homes can settle over time, twisting the home’s frame and leaving it unleveled.
  • Anchoring. Check that the home’s anchoring system is still sturdy and well-attached. Worried about those rumbling earthquakes in the Bay Area? Check out one of our previous blogs on earthquake bracing by clicking this link, here!
  • Additions or alterations. Determine if the home has any structural additions or alterations that were no factory installed. Additions not approved by the home manufacturer may present increased exposure to wind and snow weight damage if not properly supported.

Meanwhile, an agent will regularly monitor the progress of your transaction and keep you fully aware of unexpected funds that might be expected from you. They will also work with your lender to make sure all the necessary paperwork is complete as we move closer to a smooth closing.

6. Closing
Making it through escrow can seem like a hurdle, but the end game is worth it. Expect to sign a ton of paperwork before you get there, and an agent will hold your hand through every step of the process. A few days before closing, they will conduct a final walk-through, and then, once both parties sign closing statements, the keys are yours and we’ll celebrate your new home!

Buying a manufactured home is a big commitment and investment, so do your homework, check all your options, and follow up on any safety, construction, and finance questions you might have. Remember, you’re not buying a “mobile home,” you’re buying YOUR home for you and your family!

At Alliance Manufactured Homes, we are more then happy to answer any of your questions and help you purchase your future home! Give us a call at (888) 874-8692 or email us at


Adkins, Crystal. “30 Most Helpful Tips For Manufactured Home Buyers.” Mobile Home Living, 7 June 2019,

O’Neill, Nikki. “Dos and Donts of Buying a Manufactured Home.” Triad Financial Services, 24 Jan. 2017,

Brown, Sanda. “The NewHomeSource Guide to Manufactured Homes.” What You Need to Know Before Buying a Manufactured Home, Builder Homesite Inc, 18 Sept. 2017,

Revere, Patrick, and Patrick Reverehttps. “How to Buy the Perfect Mobile Home: A Definitive Step-by-Step Guide.” MHVillager, 19 Oct. 2019,

“Beyond Trailers, Buying Modern Manufactured Homes – State Farm®.” State Farm, 9 Sept. 2019,

California Home Buying Process


Fig. 1 Besançon, Ellie. “Members are Using One Cool Thing!” California Real Estate Oct. 2012: 9. Print.

How do most people find their dream home? Home buying trends are changing. According to the California Association of Realtors, 80% of people found their home through an agent followed by websites, sale signs, and open houses. The data also reveals that home buyers today are looking at fewer homes before making the big move. What do you think of these statistics? (see fig. 1)

Why Now is a Great Time to Buy!


Not sure whether now is a good time to buy a home? Buying today is full of opportunity and more consumers are coming to realize this conclusion.

In a recent monthly survey, the mortgage company Fannie Mae found that nearly three-quarters of Americans thought it was a good time to buy a home due to their expectation that purchase prices will increase within the next year. Doug Duncan, a chief economist from Fannie Mae, stated in the Wall Street Journal, “Conditions are coming together to encourage people to want to buy homes”.

So why should you buy a home right now? We’ve listed the main reasons below:

Lower interest rates. Interest rates today are some of the lowest since 1971. “Homeownership is within reach of more households than it has been for nearly two decades,” said Bob Nielsen, chairman of the National Association of Home Builders (NAHB).  No one is sure just how long these low rates with stick around.

Increasing rents. Rental prices have continued to climb while vacancy rates reach a low. According to Ryan Severino, a Reis senior economist, “…rents tend to spike as landlords perceive that tight market conditions afford them greater pricing power over tenants”.

Lower prices. Prices still have not returned to their 2006 levels.

Still not sure whether buying now is the best decision for you? Now is the time to find out! Whenever buying a home you need an experienced, reputable, and trustworthy agent at your side.  Our agents at Alliance Homes are here for you. Contact your local experts today!


Apartment Rents Rise, Vacancies Plunge. ABC News. Web. 6 Jul 2012.–abc-news-savings-and-investment.html

June 2012 Market Update. Keller Williams Realty. Web. 18 Jun 2012.

Why Now is a Good Time to Buy a Home. MSN Money. 25 Jan. 2012. Web. 18 Jun 2012.

Why Buy a Home? Carla Hill. Realty Times. 25 Jan. 2012. Web. 18 Jun 2012.

The Time to Become a Home Owner is Now!


Purchasing a home can be a long complicated and confusing drawn out process. Given the current state of home sales the past few years has not helped in the process, but now is the time to purchase a manufactured home!

Alliance can make the process of purchasing a new home easy for you! We can help you find the home of your dreams with the upgrades and location that suits you best!

According to the article, Is the time right for a prefab home?, it states, “With an average sales price of $65,000, new mobile homes and modular homes can be a cost-effective way to own your own home without a large outlay of cash, the Manufactured Housing Institute says. Ideal candidates may be college-bound students, downsizing adults or anyone seeking lower utility bills.”

If trying to list, sell, or purchase a manufactured home Alliance is your one stop shop! We can be your ally to becoming a home owner. Now is the right time to finalize that decision and become a manufactured home owner! Please check out the rest of the article at Is the time right for a prefab home?

If you have any questions check out our website at or give us a call at (888) 874 8692 or email us at

Positive Outlook for the Manufactured Housing Industry!

More and more people are purchasing manufactured homes and for a good reason, too! Over the last two years, shipments of manufactured homes have greatly increased and now over 19 million Americans live in one. Not only are they 10 to 35% less expensive than site built homes, but they offer greater amenities, better quality construction, and are more energy efficient. No wonder why more people are switching to manufactured homes!

According to the CEO of Manufactured Housing Institute (MHI), Thayer Long, the industry is “a key economic solution for present and future home buyers”. He further states, “the manufactured housing industry is very much alive, and very much here to stay”.

To read more about the promising outlook for the manufactured housing industry visit,

Alliance can help you find the perfect dream home you’ve always wanted! Call (888) 874-8962 to speak with any of our friendly and experienced agents for more information or visit our website!

What To Look for When Buying a Manufactured Home

As with any significant purchase, you should shop around for the manufactured home of your choice. Compare cost, floor plan design, and interior and exterior décor. When you are shopping for a manufactured home, don’t hesitate to find out the details, its construction methods and materials. At Alliance Manufactured Homes, we are more then happy to answer any of your questions and help you purchase your future home!

We are open 7 days a week! See you soon!

Summer Time: The Perfect Season for Home Shopping!

Summer is the perfect season for camping, gardening, barbecues, and many other outdoor activities. It’s also the perfect season for buying a home. What better time to shop for a home when the weather is sunny and warm, the kids are out of school, and there is more time to spend together as a family? There is nothing worse than moving belongings in cold and rainy weather. That’s why moving is much easier in the summer as the weather conditions are more pleasant.

So, why take advantage of the current housing environment this summer? For one thing, historically low interest rates are making a home purchase more attractive. According to Moody’s Analytic, the 2011 ratio of home prices to income is approximately 21%, which is lower than the 15-year average through 2010. Those purchasing a home in the coming summer are likely to experience affordable interest rates on home loans, which can potentially reduce monthly costs or overall cost depending on the mortgage chosen for the home. What’s even more is that mortgage rates are lower than they have been in the last 50 years.

Given that these conditions are expected to change in the next few years you may want to take advantage of this wonderful opportunity. At Alliance we encourage you to shop around.

Our agents at Alliance Manufactured Homes are very passionate and experienced in the field and can answer any questions you may have. We are not satisfied until our customers are satisfied – Why Compromise?

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