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When choosing between mobile homes vs modular homes, it's important to understand how they are built, financed, and classified. Both are built in a factory, but they follow different codes and offer distinct advantages for homebuyers.
Mobile homes, also known as manufactured homes, are built according to the HUD Code, a federal building standard that took effect on June 15, 1976. These homes are built in a factory and transported to a home site, where they are placed on a permanent or semi-permanent foundation.
Modular homes are built in sections at a factory but must conform to local building codes, just like stick-built homes. Once delivered to the home site, the sections are assembled on a permanent foundation, making modular homes nearly indistinguishable from traditional homes.
Factor | Mobile Homes (Manufactured) | Modular Homes
Build Code | HUD Code | Local building codes
Foundation | May or may not be permanent | Always permanent
Cost | Lower | Higher
Resale Value | Moderate | Higher
Customization | Limited | More options
Financing | Chattel loans, FHA, personal loans | Traditional mortgages
Typical Uses | Affordable housing, communities | Single-family homes
Manufactured homes are generally cheaper due to:
Modular homes cost more but can offer better long-term value because they typically appreciate like traditional homes.
Whether your home is classified as real estate may depend on the foundation:
If you want a low-cost entry into homeownership, a mobile home may be right for you. If you want a home that feels and appreciates like a stick-built home, a modular home is the better investment.
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