Yes, you can get an FHA loan for a mobile home, as long as the home was built after June 15, 1976 and meets HUD’s standards for a manufactured home. The FHA runs two separate programs for this: Title I, which finances the home by itself (including homes on leased lots), and Title II, which finances the home and the land together as a single mortgage. With a credit score of 580 or higher, the down payment on a Title II loan can be as low as 3.5 percent.
Which FHA Program Fits Your Situation
The right program depends on one question: do you own, or plan to own, the land under the home?
Title I: The Home Alone or on Leased Land
Title I loans finance the manufactured home itself, even if you don’t own the land. That makes them a fit for homes in a manufactured housing community or on a rented lot. A Title I loan can also cover a lot by itself, or a home and lot together in one transaction. If the home sits on leased land, the lease has to run at least three years and give you at least 180 days’ written notice before any termination.1U.S. Department of Housing and Urban Development (HUD). Financing Manufactured Homes (Title I)
Maximum loan terms under Title I are shorter than a standard mortgage:
- Manufactured home only: 20 years
- Lot only: 15 years
- Single-section home and lot: 20 years
- Multi-section home and lot: 25 years
Title I also has its own loan caps, which are much lower than Title II limits. As of the March 2024 adjustment, they range from $43,377 for a lot only to $237,096 for a multi-section home and lot combination.2U.S. Department of Housing and Urban Development (HUD). Title I Manufactured Home Loan Program Allowable Loan Parameters HUD updates these figures annually based on Census Bureau data on manufactured home sales prices.3U.S. Department of Housing and Urban Development (HUD). FHA Implements Updated Title I Manufactured Home Loan Limits
HUD does not set a minimum credit score for Title I. Individual lenders review credit and employment history and can apply their own thresholds.4U.S. Department of Housing and Urban Development (HUD). Manufactured Home Loan Program (Title I)
Title II: Home and Land as One Mortgage
Title II works like a standard FHA mortgage. The home and the land are financed together as real property, so you get access to the same terms available on a traditional house, including a 30-year loan. Because the home has to be treated as real estate, the property rules are stricter: it must sit on a permanent foundation, and in most states you’ll surrender the vehicle title and record the home as real estate through your county.4U.S. Department of Housing and Urban Development (HUD). Manufactured Home Loan Program (Title I)
Title II follows the same area-based loan limits as any other FHA single-family mortgage. For 2026, the national floor is $541,287, and the ceiling in high-cost areas is $1,249,125 for a one-unit property.5U.S. Department of Housing and Urban Development (HUD). HUD’s Federal Housing Administration Announces 2026 Loan Limits Your actual cap depends on the county.
Which Homes Qualify
Not every manufactured or mobile home is eligible. The home itself has to meet federal construction standards, and how it’s installed matters as much as how it was built.
Built After June 15, 1976
The home must have been built after June 15, 1976, when federal manufactured housing construction standards took effect. Every qualifying home carries a HUD Certification Label (sometimes called a HUD tag) permanently attached to the exterior of each transportable section, plus an interior Data Plate showing the serial number and date of manufacture.6eCFR. 24 CFR Part 3280 – Manufactured Home Construction and Safety Standards Homes built before that date, which are often what people mean when they say “mobile home,” are not eligible for FHA insurance under either program.
Size, Foundation, and Engineer Certification
For Title II financing, the home must have at least 400 square feet of floor area.7U.S. Department of Housing and Urban Development (HUD). Manufactured Homes – Eligibility and General Requirements – Title II It also has to rest on a permanent foundation that complies with HUD’s Permanent Foundations Guide for Manufactured Housing, and a licensed professional engineer must certify that the foundation meets those standards. That certification becomes part of your loan file. Engineer certification fees generally range from $500 to $1,500 depending on location and foundation complexity.
No Previously Installed Homes
Under Title II, the manufactured home cannot have been previously installed or occupied at any other location. The only acceptable move is from the manufacturer’s or dealer’s lot directly to the site where FHA will insure it.8U.S. Department of Housing and Urban Development (HUD). Mortgagee Letter 2009-16 – Manufactured Housing Policy Guidance A used manufactured home that has already been moved once won’t qualify.
What Isn’t Covered
Park model homes, recreational vehicles, and travel trailers are not manufactured homes under federal standards and cannot be financed through the FHA manufactured housing programs. Park models are built to a different code, and RVs are designed for temporary use. Neither meets the HUD construction standards FHA requires.
What You Need to Qualify Financially
Credit Score and Down Payment
For Title II, your credit score sets the minimum down payment directly:
- 580 or higher: 3.5 percent of the purchase price
- 500 to 579: 10 percent of the purchase price
- Below 500: not eligible for FHA financing
The down payment can come from savings, gifts from family, or employer assistance programs. The seller cannot fund your down payment. Seller money can only go toward closing costs, not toward your minimum required investment.9U.S. Department of Housing and Urban Development (HUD). What Costs Can a Seller or Other Interested Party Pay on Behalf of the Borrower
Debt-to-Income and Employment
Your total monthly debts, including the projected mortgage payment, should not exceed 43 percent of your gross monthly income. Lenders also look for at least two years of steady employment. Self-employed borrowers can qualify, but usually need extra documentation showing consistent earnings.
Primary Residence Only
The home must be your primary residence. FHA loans can’t be used for investment properties or vacation homes, and you’re expected to move in within 60 days of closing.10U.S. Department of Housing and Urban Development (HUD). Helping Americans – Loans
Seller Concessions
The seller or another interested party can contribute up to 6 percent of the sales price toward your closing costs, prepaid items, discount points, and even your upfront mortgage insurance premium. Contributions above 6 percent trigger a dollar-for-dollar reduction of the property’s value for loan calculation purposes.9U.S. Department of Housing and Urban Development (HUD). What Costs Can a Seller or Other Interested Party Pay on Behalf of the Borrower
Mortgage Insurance: The Ongoing Cost
Every FHA loan requires mortgage insurance, which protects the lender if you default. It comes in two parts, and it’s one of the biggest ongoing costs that separates FHA loans from conventional financing.
At closing, you owe an upfront premium of 1.75 percent of the base loan amount. On a $150,000 loan, that’s $2,625. You can roll it into the loan balance instead of paying at closing, but that increases both your total debt and your monthly payment.11U.S. Department of Housing and Urban Development (HUD). Appendix 1.0 – Mortgage Insurance Premiums
On top of that, there’s an annual premium, split into monthly installments and added to your mortgage payment. For a typical 30-year loan with less than 10 percent down and a loan amount at or below $726,200, the annual rate is 0.55 percent of the outstanding balance. Higher loan amounts and different loan-to-value ratios can push the rate to 0.75 percent.
How long you pay the annual premium depends on your down payment. Put down 10 percent or more, and it drops off after 11 years. Put down less than 10 percent, which includes most borrowers making the 3.5 percent minimum, and you’ll pay annual MIP for the life of the loan. The only way to get rid of it is to refinance into a conventional loan once you’ve built enough equity.
How the Loan Process Works
Start by finding a lender that actually originates the program you need. Not every FHA-approved lender handles Title I, and some only offer Title II. HUD’s website has a searchable list of approved lenders.
Once you’re under contract, the lender orders an appraisal from a HUD-approved appraiser, who evaluates both the home’s market value and its compliance with FHA property standards. The appraiser checks for the HUD Certification Label, verifies the Data Plate, inspects the permanent foundation, and assesses the site.
The appraisal is not a home inspection. FHA strongly encourages, but does not require, a separate inspection. HUD’s own disclosure states that “FHA does not perform home inspections” and that an inspection “will only occur if you arrange for one.”12U.S. Department of Housing and Urban Development (HUD). For Your Protection – Get a Home Inspection A qualified inspector evaluates the physical condition of major systems, structure, and finishes in more detail than an appraisal does. If you want one, ask for it early enough that your purchase contract can be contingent on the results.
After the appraisal, your file goes to underwriting, which typically takes two to four weeks. If it’s approved, you close, pay your down payment and any closing costs not covered by seller concessions, and take ownership.
Converting the Home to Real Property for Title II
Title II financing requires the home to be classified as real property under state law rather than as a vehicle or personal property. The general steps are three: affix the home permanently to an approved foundation, surrender the vehicle or mobile home title to your state’s motor vehicle agency, and record an affidavit (or similar document) with your county declaring the home part of the real estate. Forms, fees, and procedures vary by state. Work with your lender and a local attorney or title company so every step is completed before closing. Recording fees themselves are usually modest; the foundation work and engineer certification are the larger costs.