Free manufactured home finance tool

Plan your mobile home payment before you sign.

Run the numbers on any manufactured or mobile home loan in under a minute. See your true monthly cost, total interest, and how chattel and real-property options compare, with no sign-up and no spam.

60s
Average time to estimate
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Always free, no sign-up
2026
Rates & HUD data updated
CFPB-verified formulaHUD & FHA guidanceUpdated monthly
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Pick the closest match. We'll pre-fill typical pricing; you can fine-tune on the next step.

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Based on Consumer Financial Protection Bureau·Updated Mar 2026·Free, no signup

What Is a Mobile Home Loan Calculator?

A mobile home loan calculator estimates your monthly payment, total interest, and full repayment cost for a manufactured or mobile home purchase. You enter four core figures (home price, down payment, interest rate, and loan term) and it applies the standard amortization formula to show what you'll pay each month and over the life of the loan.

This tool is built specifically for manufactured and mobile home financing, which works differently from a conventional single-family mortgage. Loan terms are shorter (typically 15 to 20 years for chattel loans), interest rates run higher, and the distinction between a chattel loan and a real property mortgage dramatically affects what you pay. Use the calculator above to run your numbers before talking to a lender. It takes about 60 seconds and gives you a solid baseline for any financing conversation.

Whether you're a first-time buyer shopping for an affordable home, a retiree downsizing from a stick-built house, or an investor evaluating a mobile home park unit, this calculator gives you the numbers you need. Learn more about how we build and verify our tools. Every formula is cross-checked against CFPB and HUD guidelines.

Mobile Home Financing Guide: What Every Buyer Should Know

Manufactured home financing is its own world. The rules, rates, and programs differ significantly from conventional mortgage lending, and knowing the differences can save you thousands of dollars over the life of a loan.

Chattel Loans vs. Mortgage Loans

If your mobile home sits on leased land (a mobile home park or a rented lot), it's classified as personal property and financed with a chattel loan. These carry higher rates, typically 7% to 13%, because they lack real estate collateral. Terms max out around 20 years. If you own or are purchasing the land the home sits on, you can classify the home as real property and finance it with a conventional or FHA mortgage at substantially lower rates.

The difference matters a lot in practice. On a $100,000 loan, a 20-year chattel loan at 9.5% costs about $931 per month and $123,500 in total interest. The same loan as a 20-year real property mortgage at 7% costs $776 per month and $86,300 in total interest. That's a $37,000 difference over the loan term. Read our detailed comparison of chattel loans vs. mortgages to understand which path fits your situation.

FHA Title I and Title II Programs

The Federal Housing Administration backs two separate programs for manufactured housing. FHA Title I covers loans for the home only (not the land), with a cap of $69,678 for a single-unit manufactured home as of 2026. These work even if you rent your lot. FHA Title II requires the home to be permanently affixed to land you own and follows standard FHA mortgage guidelines, which means down payments as low as 3.5% for borrowers with credit scores of 580 or higher.

Both programs require the home to meet HUD's Manufactured Home Construction and Safety Standards (the HUD Code), which all manufactured homes built after June 15, 1976 must meet. Pre-1976 "mobile homes" don't qualify for FHA financing. Compare FHA Title I vs. Title II in detail to see which program applies to your purchase.

Typical Interest Rates for Manufactured Homes

Rates for manufactured home loans run higher than conventional mortgages, roughly 1.5 to 4 percentage points more, depending on the loan type and your credit profile. In 2026, expect:

  • Chattel loans: 7.5% to 12% for borrowers with 650 to 720-plus credit scores
  • FHA Title II mortgages: 6.75% to 8.5% (real property, owner-occupied)
  • VA loans for manufactured homes: similar to conventional VA rates, currently 6.5% to 7.5%
  • Fannie Mae MH Advantage and Freddie Mac CHOICEHome: competitive rates for homes that meet specific construction standards

See our 2026 mobile home loan rate guide for a full breakdown of current rates by lender type and credit tier.

Lot Rent vs. Land Ownership: What It Means for Your Loan

Buying in a mobile home community means paying lot rent on top of your loan payment. Average lot rent runs $350 to $850 per month nationally, with coastal markets often hitting $1,200 or more. Lenders factor your total housing expense (loan payment plus lot rent) into your debt-to-income ratio, which affects how much you can borrow. Owning land eliminates lot rent and typically qualifies you for better loan terms. Our lot rent vs. land ownership guide walks through the real financial trade-offs.

Who Should Use This Calculator?

This tool was built for anyone trying to make sense of manufactured home financing before signing anything. Here's who gets the most out of it:

  • First-time homebuyers who can't afford a $300,000-plus stick-built house but want to stop renting. A newer single-wide at $65,000 to $90,000 with 10% down can result in a monthly payment lower than rent in many markets.
  • Retirees downsizing from a larger home who want to free up equity while lowering monthly expenses. A paid-off or low-balance manufactured home in a retirement-friendly community can dramatically reduce housing costs.
  • Buyers comparing offers from multiple dealers or lenders. Plug in each quoted rate and term to see exactly how they stack up in real dollar terms, not just on the monthly payment but on total cost over the life of the loan.
  • Investors evaluating mobile home park units who need quick payment estimates when analyzing deals before due diligence.
  • Current homeowners exploring refinancing. Use the calculator with your new rate and remaining term to see if refinancing your chattel loan or mortgage saves money. Our refinancing guide explains when it makes sense.

The calculator works best as a starting point. Once you have real loan quotes from HUD-approved lenders, plug those exact numbers in for a precise comparison. And if you want to understand the full buying process, our step-by-step checklist covers everything from finding a home to closing day.

Common Questions

Frequently Asked Questions

Quick answers to the most common questions about mobile home loans, rates, and financing.

Interest rates on mobile home loans vary widely depending on the loan type and whether the home is classified as real or personal property. Chattel loans for homes on leased land typically range from 7% to 12%, while manufactured homes permanently affixed to owned land may qualify for conventional mortgage rates between 6% and 8%. FHA Title I loans, designed specifically for manufactured housing, offer competitive rates with down payments as low as 5%.

Down payment requirements depend on the loan program. FHA Title I loans require as little as 5% down. Conventional chattel loans from credit unions or specialized lenders often require 10% to 20%. VA loans for eligible veterans may require zero down payment if the home is permanently affixed to owned land and meets HUD standards. A larger down payment reduces your monthly payment and total interest paid over the life of the loan.

Loan terms vary by program. FHA Title I allows up to 20 years for a single-section manufactured home and up to 25 years for a multi-section home or a home with land. Conventional chattel loans typically offer terms of 15 to 23 years. If your manufactured home qualifies as real property, you may access 30-year conventional mortgage terms through Fannie Mae MH Advantage or Freddie Mac CHOICEHome programs.

A chattel loan treats the mobile home as personal property, similar to an auto loan. It is secured by the home itself, not the land beneath it. A mortgage treats the home as real property and is secured by both the home and the land. Mortgages generally offer lower interest rates, longer terms, and tax-deductible interest. To qualify for a mortgage, your manufactured home must be permanently affixed to land you own and titled as real property in your state.

Yes. The FHA offers two programs for manufactured homes. Title I loans finance the home as personal property with terms up to 25 years and require a 5% minimum down payment. Title II loans finance the home as real property with standard mortgage terms up to 30 years, but the home must be on a permanent foundation on land you own. Both programs require the home to be HUD-code compliant and built after June 15, 1976.

This calculator focuses on the loan payment itself — principal, interest, property tax, and insurance. If your mobile home sits on leased land in a community or park, you will need to budget separately for monthly lot rent, which averages $300 to $800 depending on location and amenities. Add your lot rent to the total monthly cost shown here for a complete picture of your housing expense.

Interest on a mobile home loan is tax deductible only if the loan qualifies as a mortgage — meaning the home is your primary or secondary residence and the loan is secured by the property. Chattel loans secured solely by the home as personal property generally do not qualify for the mortgage interest deduction. Consult a tax professional, as eligibility depends on how the home is titled and classified in your state.

Many lenders will not finance mobile homes built before June 15, 1976, which is when the HUD Manufactured Home Construction and Safety Standards took effect. Homes built after that date carry a HUD certification label and are eligible for FHA, VA, and most conventional manufactured home loan programs. Older units may still be financed through specialized personal property lenders, but expect higher rates and shorter terms.

According to U.S. Census Bureau data, the average sales price of a new single-wide manufactured home is approximately $85,000 to $95,000, while a new double-wide averages $150,000 to $170,000. Prices vary significantly by region, manufacturer, and included features. These figures do not include land, site preparation, transportation, or installation costs, which can add $15,000 to $50,000 or more to the total project cost.

Yes, refinancing is available for manufactured homes. If you currently have a chattel loan and have since purchased the land and permanently affixed the home, you may be able to refinance into a conventional mortgage at a lower rate. FHA, VA, and USDA all offer refinance programs for qualifying manufactured homes. Cash-out refinancing is also available through some lenders, allowing you to access equity built up in the home.

Minimum credit score requirements vary by loan type. FHA Title I and Title II loans generally require a minimum score of 580 for the lowest down payment options, or 500 with a 10% down payment. Conventional manufactured home loans through Fannie Mae or Freddie Mac typically require 620 or higher. Chattel loan lenders set their own minimums, which often range from 575 to 650. Higher credit scores earn you better interest rates across all loan types, and the gap between a 620 score and a 720 score is often 1.5 to 2 percentage points.

Mobile Home Loan Calculator Team

We build free, accurate tools for manufactured and mobile home buyers based on verified financial formulas and authoritative industry data.