FHA Title 1 Manufactured Home Loan

Getting a loan for a manufactured home can feel tricky — especially if you don’t own the land where it’s going to sit. The good news? You don’t have to.

With an FHA Title 1 loan, it’s possible to finance a manufactured home even if you’re leasing the lot. This loan is insured by the Federal Housing Administration and is available through lenders that work with the program. It’s especially useful if you’re living in a mobile home park or plan to place a home on rented land.

Let’s walk through how it works — and what to expect if you’re applying.

What Makes the Title 1 Loan Different?

Unlike traditional home loans, this one is made for manufactured housing. You can use it to:

• Buy a manufactured home
• Pay for upgrades, repairs, or improvements
• Finance the land (if the rules allow)
• Or handle a mix of the above

The biggest thing that sets it apart? You don’t have to own the land. If your home is going into a mobile home community or leased lot, this might be one of the few loan options available.

Who It’s For

Most people think they need perfect credit to get a loan for a manufactured home. That’s not the case here. Title 1 loans are designed to be more accessible.

Here’s the general idea:

• You should have stable income and a fair credit history
• The home has to be your main residence — not a rental or vacation home
• If you don’t own the land, the lease typically needs to be at least 3 years

And while FHA backs the loan, it’s offered by private lenders. So, you’ll still need to qualify with a lender — and not all FHA lenders offer Title 1 loans, so ask first.

How Much You Can Borrow

There are clear loan limits, depending on what you’re financing:

• Buying just the home: up to $69,678
• Buying the home with land: up to $92,904
• Buying land only (if you already own the home): up to $23,226

These amounts are capped by FHA rules, and they’re separate from the larger FHA mortgage limits used for traditional homes. If you’re considering those, check out the FHA Loan Limits California 2025 for context.

Repayment periods are based on what you’re using the money for:

• Up to 20 years for a home
• Up to 15 years for land
• Up to 10 years for repairs

These are fixed-rate loans, so your payments stay the same the whole time.

What Kinds of Homes Qualify?

Only homes that meet certain HUD requirements are eligible.

The basics:

• The home must be built after June 15, 1976
• It must be labeled a manufactured home, not modular or tiny
• It should meet HUD code and display the HUD certification tag
• You must live in the home full time
• The home needs to be placed on a foundation, or in a community with proper utilities

If you’re using the loan for repairs, they need to be tied to health, safety, or habitability — not cosmetic upgrades.

Why Borrowers Use This Loan

Many buyers turn to this loan when other financing options won’t work. Here’s what draws people to it:

• You don’t have to own the land
• You can use it for buying, setting up, or fixing the home
• Lower credit barriers compared to traditional home loans
• Predictable monthly payments
• Longer terms than personal loans or credit cards

Some people use it as a starter loan — a way to get into a stable home, even if they don’t have land yet. Others use it to upgrade their current manufactured home with repairs that improve safety and comfort.

How the Application Works

The steps aren’t too different from applying for a standard home loan. The big difference is finding a lender that offers Title 1 financing.

Some FHA lenders do, but many don’t — so start there.

You’ll likely need:

• Photo ID and Social Security info
• Proof of income (W-2s, tax returns, etc.)
• Lease agreement (if the home will be on rented land)
• Property details (year, model, size, HUD label info)
• Quotes for any work, if you’re financing repairs

Lenders will look at your full picture — income, credit, debts — and decide what you qualify for. If you’re financing land, there may be zoning or documentation steps to take too.

Last Thoughts

The FHA Title 1 loan fills a gap that many buyers fall into — especially if you’re trying to finance a home that’s not on traditional real estate. It opens the door for people who are ready to own but aren’t in the perfect credit or land-ownership spot yet.

The best thing to do is talk to a lender who’s familiar with manufactured housing. Ask them directly if they handle Title 1 loans. Not all of them will, but the ones who do can help you move forward.

With the right plan, this loan can be the key to getting a stable, affordable place to call home — no land purchase required.

FAQs

1. Can I get an FHA Title 1 loan if I don’t own the land?

Yes, you can. You just need a land lease that runs for at least 3 years. The home also has to meet FHA standards.

2. Do I need great credit for a Title 1 loan?

No, perfect credit isn’t required. If your credit is fair and your income is steady, you’ve got a decent chance. The lender looks at your overall finances.

3. What kind of repairs can I do with an FHA Title 1 loan?

Only necessary fixes — not upgrades. It has to be repairs that make the home safer or more livable. So things like heating, plumbing, roofing? Yes. New flooring just for style? Probably not.

4. How long does it take to get approved for a Title 1 loan?

It varies by lender. If everything’s in order — your docs, the home, the land — it can move pretty fast. A few weeks in some cases, longer in others.