Can You Get a VA Loan on a Mobile Home?

VA loans offer homeownership benefits for eligible service members, veterans, and surviving spouses, extending to manufactured homes. While often called mobile homes, manufactured homes can be financed with a VA loan if specific conditions are met. These homes have distinct requirements that differ from conventional housing, making it important to understand their particular guidelines.

Manufactured Home Eligibility for VA Financing

To qualify for VA loan financing, a manufactured home must be permanently affixed to a foundation meeting local and VA standards. This ensures the home becomes real estate, not personal property. The foundation must be engineered for stability and safety, and an engineer’s certification may be required.

The home must be classified and titled as real property, not personal property. This legal distinction is fundamental for VA financing, as the loan covers both the home and land as a unified real estate transaction. The borrower must own the land, as leased land is generally not eligible for VA financing.

Manufactured homes must comply with Department of Housing and Urban Development (HUD) manufacturing and safety standards, specifically for homes built after June 15, 1976, when the HUD Code went into effect. Evidence of this compliance, such as an exterior HUD tag and an interior data plate, is necessary. The home must also meet specific size requirements, typically a minimum of 400 square feet for a single-wide unit and 700 square feet for a double-wide unit. While single-wide homes might meet minimum size criteria, some lenders may have policies that make them ineligible for financing. Furthermore, a manufactured home previously moved from its original installation site is generally not eligible for VA financing due to potential structural risks and inspection challenges.

VA Loan Terms for Manufactured Homes

VA loans for manufactured homes offer benefits similar to those for traditional homes, including no down payment for eligible borrowers with full entitlement. They feature competitive interest rates and do not require private mortgage insurance (PMI). The standard VA Home Loan (Title II) is typically used for these properties.

A VA funding fee is a one-time charge paid by most borrowers to the Department of Veterans Affairs, which helps sustain the loan program. For 2025, first-time VA loan users with less than a 5% down payment pay a funding fee of 2.15% of the loan amount. If a down payment of 5% to less than 10% is made, the fee is 1.5%, and for 10% or more down, it is 1.25%. These fees can be financed into the loan amount or paid upfront at closing. Certain individuals, such as veterans receiving VA compensation for a service-related disability, are exempt from this fee.

While no specific maximum loan amounts are set for borrowers with full entitlement, those with partial entitlement may be subject to county-based loan limits. For 2025, the standard county loan limit for a one-unit property is $806,500, with higher limits in high-cost areas. Lenders assess credit and income requirements to ensure repayment ability. The appraisal process for manufactured homes is thorough, assessing the home’s condition, structural integrity, and compliance with HUD codes. An appraiser verifies proper installation on a permanent foundation, often requiring an engineer’s certification.

Applying for a VA Loan on a Manufactured Home

The process of applying for a VA loan on a manufactured home begins with obtaining a Certificate of Eligibility (COE). This document confirms a borrower’s eligibility for VA loan benefits based on service history. A COE can be obtained online through the VA’s eBenefits portal, by mail using VA Form 26-1880, or with assistance from a VA-approved lender.

Once the COE is secured, find a VA-approved lender experienced with manufactured home financing, as not all lenders offer these loans. Getting pre-qualified or pre-approved early provides a clear understanding of the affordable price range. This involves a preliminary review of financial information to determine potential loan amounts.

After finding a qualifying manufactured home that meets all VA and HUD property requirements, the following steps occur:
A formal loan application is submitted, requiring financial documentation for income verification and a credit check.
The loan proceeds to underwriting, where the lender reviews all documentation for compliance with VA guidelines.
A VA-approved appraiser conducts a thorough appraisal to assess the property’s value and confirm it meets minimum property requirements, including permanent foundation and HUD code compliance.
The final stage is closing, where all necessary paperwork is signed and funds are disbursed to complete the home purchase.