How to Finance a Used Mobile Home
Eligibility rules for financing a pre-owned manufactured home, including the June 15, 1976 HUD Code cutoff, title checks and private-seller purchases.
Short answer: yes, you can finance a used mobile home if it was built on or after June 15, 1976 (when the federal HUD Code took effect), is in good condition, has a clear title and meets the lender's age and value guidelines. Expect a larger down payment and a shorter term than for a new home.
Eligibility checklist
- Built on or after June 15, 1976: look for the red HUD certification label on the exterior and the data plate inside, usually in a kitchen cabinet, closet or electrical panel.
- Age limits: many lenders cap pre-owned homes at around 20–25 years old, or offer shorter terms on older homes.
- Condition: roof, floors, plumbing, electrical and heating should be sound. An inspection or appraisal may be required.
- Clear title: the seller must have the title free of other liens, or the existing loan must be paid off at closing.
- Location: if the home is in a community, the community must approve you as a resident and the lot lease must meet program rules.
Buying from a dealer vs. a private seller
From a dealer or community: the paperwork is usually straightforward because the seller handles title transfer and often set-up.
From a private seller: you can often get a better price, but the title work matters more. A lender that handles private-party sales verifies the title, pays off any existing lien, pays the seller at closing and records the new lien, protecting both sides.
Moving a used home
If the home will be moved, budget for transport, set-up, permits and utility connections. Some loans can include these costs when they are part of the purchase contract.
Questions to ask before you buy
- Can I see the HUD label and data plate?
- Is the title in the seller's name, and are there any liens?
- If it's in a community, what is the lot rent and lease length, and does the community approve buyers?
- Have the roof, plumbing or heating system been replaced recently?
See our pre-owned home loans for current terms.
This guide is general information, not financial or legal advice. Loan programs, requirements and rates change; contact us for terms that apply to you.