I’m Michael DiVita — DRE #01372066 | NMLS #241655, DiVita Home Finance (DRE #01818285 | NMLS #323700), Tiburon, CA. I’ve been in California mortgage lending since 2000 and founded DiVita Home Finance in 2007. Manufactured home financing has specific property and program requirements — I’ll tell you upfront whether a property qualifies and which program fits. Call (800) 239-1103.
Manufactured homes make up a significant portion of California’s affordable housing stock — particularly in rural counties, the Central Valley, and parts of Southern California. Getting a manufactured home loan in California is possible through FHA, VA, and conventional programs, but the property must meet specific requirements that vary by lender and loan type.
Types of Manufactured Home Loans in California
The FHA Title II Manufactured Home Loan is the most common option. The home must be on a permanent foundation, titled as real property (not personal property), HUD-certified (manufactured after June 15, 1976), and meet FHA minimum property standards. Down payment is 3.5% with a 580+ credit score. The VA Manufactured Home Loan is available to eligible veterans with no down payment required — the home must be on a permanent foundation and titled as real property, and VA appraisal standards apply. Fannie Mae MH Advantage is a conventional program for manufactured homes that meet specific design standards resembling site-built construction (pitched roofline, garage or carport, certain exterior materials) — it allows 3% down with competitive rates and no added loan-level price adjustments. Standard Fannie Mae conventional manufactured home programs (non-MH Advantage) require 5% down with higher rate adjustments compared to site-built homes.
Chattel Loans: Manufactured Homes on Leased Land
If you own the home but lease the land — common in California mobile home parks — you need a chattel loan (personal property loan) rather than a real property mortgage. Chattel rates run 1–3% higher than real property loans and terms are shorter (15–20 years). California has specific consumer protections for chattel borrowers under the Mobilehome Residency Law. Many California mobile home park residents benefit significantly from park-to-ownership conversions where the land is purchased, converting chattel loans to real property financing.
Key Requirements for California Manufactured Home Mortgages
To qualify for real property financing (FHA, VA, or conventional), the manufactured home must: be at least 400 square feet, be attached to a permanent foundation with an HUD engineer’s certification, have no wheels, axles, or hitch still attached, be zoned for residential use, and be de-titled and recorded as real property with the county assessor’s office. Properties that don’t meet these requirements may still be financeable through chattel or portfolio lending — call me to discuss.
Frequently Asked Questions — Manufactured Home Loans California
What is the difference between a manufactured home and a mobile home for mortgage purposes?
For mortgage purposes, “manufactured home” refers to factory-built housing constructed after June 15, 1976, under HUD’s Manufactured Home Construction and Safety Standards — these are eligible for FHA, VA, and conventional financing if they meet property requirements. “Mobile home” typically refers to factory-built housing constructed before June 15, 1976 (pre-HUD code), which is not eligible for FHA or conventional financing and can only be financed through personal property (chattel) loans or cash. The date of manufacture on the HUD data plate is a hard cutoff for most programs.
Can I use an FHA loan to buy a manufactured home in a California mobile home park?
Only if the land under the manufactured home is included in the purchase (you own the land, not lease it) and the home meets all FHA property requirements including permanent foundation and HUD certification. If you’re buying in a mobile home park where you lease the land, FHA’s Title II program doesn’t apply — you would need a chattel (personal property) loan or a Title I manufactured home loan for homes on leased lots, which has lower loan limits. I can confirm which program applies to any specific property before you make an offer.
What credit score do I need for a manufactured home loan in California?
FHA manufactured home loans require a minimum 580 credit score for 3.5% down, or 500–579 for 10% down. VA manufactured home loans have no minimum credit score set by VA, though individual lenders typically require 620+. Fannie Mae conventional programs for manufactured homes generally require 620+, with better rates available above 680–720. Chattel loan credit score requirements vary by lender — some specialty chattel lenders work with scores as low as 575 for California park residents with strong rental history.
Talk to Michael Directly
DiVita Home Finance | Tiburon, CA | In lending since 2000, founded DiVita Home Finance in 2007. Michael DiVita DRE #01372066 | NMLS #241655. Company DRE #01818285 | NMLS #323700.
💬 Text: (310) 849-9124
