Mobile Home Loan Calculator
Estimate monthly payments for a manufactured home loan. Mobile home financing comes in 3 main flavors: chattel loans (most common, 7-12% rate, 15-23 year term), FHA Title I (5% down, 20-25 year), and conventional land-and-home mortgages (when the home is permanently affixed to owned land).
Mobile home loan types compared
| Loan type | Typical rate | Term | Min down |
|---|---|---|---|
| Chattel loan | 7-12% | 15-23 yr | 5-20% |
| FHA Title I (home only) | 6-9% | 20 yr max | 5% |
| FHA Title I (home + lot) | 6-9% | 25 yr max | 5% |
| FHA Title II / Conventional (real property) | 6.5-7% | 30 yr | 3.5-20% |
| VA (eligible veterans) | 6-7% | 25-30 yr | 0% |
Rates are typical 2026 averages and vary by credit, lender, and home type. Source: HUD, Fannie Mae, MBA market analysis.
How to qualify for the best mobile home loan
- Convert to real property: If your home is permanently affixed to land you own, file paperwork with your state to convert the title from personal property to real estate. Unlocks 30-year mortgage rates and saves thousands.
- Get pre-qualified with multiple lenders: Specialty mobile home lenders (21st Mortgage, Cascade, Triad Financial) compete on rate. Local credit unions sometimes have the best rates.
- Improve credit score to 720+: Each 20-point bump can reduce your rate by 0.25-0.5%.
- Check for state and federal programs: USDA Rural Development loans, Fannie Mae MH Advantage, Freddie Mac CHOICEHome offer better terms.
FAQs
What is a chattel loan?
A chattel loan is a personal property loan used for mobile homes (manufactured homes) not permanently affixed to land. Because the home is treated as personal property rather than real estate, chattel loans have shorter terms (15-25 years), higher rates (7-12%), and looser appraisal requirements than traditional mortgages. They are the most common financing for mobile homes in parks where you rent the lot.
Can you get a 30-year loan on a mobile home?
Sometimes. If your mobile home is permanently affixed to land you OWN (titled as real property, not personal property), you can qualify for a conventional 30-year mortgage. FHA Title II and VA loans also offer 30-year terms in this case. If you're in a leased-lot park or the home isn't permanently affixed, you'll typically get 15-25 year chattel loans only.
What are FHA mobile home loan limits?
Two FHA programs apply. FHA Title I: max 92,904 dollars for the home only, 23,226 dollars for the lot only, or 132,924 dollars combined (2024 limits, updated annually). FHA Title II: standard FHA loan limits apply when the home is permanently affixed to owned land. Title II requires HUD Code construction (post-1976) and meets HUD-Code permanent foundation requirements.
Are mobile home loan rates higher?
Yes, typically 1-3 percentage points above conventional mortgage rates. Reasons: shorter loan terms, smaller loan amounts (lender overhead per dollar is higher), depreciation risk (mobile homes can lose value, unlike traditional homes that appreciate), and the personal-property treatment of chattel loans. Expect 7-10% rates on chattel loans in 2026 vs 6.5-7.0% conventional.
Do I need a down payment for a mobile home?
Yes. Typical chattel loan down payments: 5-20% depending on credit. FHA Title I requires 5% down. VA loans (eligible veterans) can be 0% down. Land-and-home conventional loans usually require 10-20% down. Some buy-here-pay-here dealers offer 0-down financing but with predatory rates of 12-18%.
Can I use a personal loan for a mobile home?
Yes but only for cheap homes. Personal loans usually cap at 50,000 dollars and have rates of 8-25%. They might work for older used mobile homes under 30K, but for newer manufactured homes you'll save significantly with a chattel or FHA Title I loan.
How long are mobile home loans?
Term varies by loan type. Chattel loans: 15-23 years typical. FHA Title I (home only): 20 years max. FHA Title I (home + lot): 25 years. FHA Title II / conventional / VA (real-property classified): 30 years. The shorter terms on chattel loans mean higher monthly payments for the same loan amount.