Can you really use a VA loan to buy a manufactured home? And if so, how much can you actually borrow? These are questions many potential homebuyers—especially veterans—ask when looking into affordable housing options. The good news? The VA loan program does extend to manufactured homes. But as with any major financial decision, it’s crucial to understand the rules, limits, and financing routes available to you.
Whether you’re a first-time buyer, a seasoned investor, or a real estate professional guiding clients, this guide will break down the essentials—clearly, concisely, and with real-world examples.
What Are VA Loans?
A VA loan is a mortgage loan program offered by the U.S. Department of Veterans Affairs. It’s designed to help eligible veterans, active-duty service members, and some surviving spouses purchase, build, or refinance a home—with benefits like:
- No down payment required
- Competitive interest rates
- No private mortgage insurance (PMI)
These perks make VA loans one of the most affordable ways to finance a home.
VA Loans and Manufactured Homes: What You Need to Know
Manufactured homes, commonly referred to as mobile homes, are built in a factory and transported to a site. To qualify for a VA loan, the manufactured home must:
- Be affixed to a permanent foundation
- Meet HUD safety standards
- Be classified and taxed as real property
- Be the buyer’s primary residence
If these conditions are met, a VA loan can be used for:
- Purchasing a manufactured home and lot
- Purchasing a manufactured home and placing it on land you already own
- Refinancing a manufactured home loan
VA Loan Limits: How Much Can You Borrow?
Since the VA doesn’t lend money directly, loan limits depend on the lender and the conforming loan limits set by the Federal Housing Finance Agency (FHFA). However, the VA does guarantee a portion of the loan, reducing lender risk.
For 100% Financing:
As of 2025, VA loan limits have been removed for borrowers with full entitlement, thanks to the Blue Water Navy Vietnam Veterans Act.
But if you have partial entitlement (due to an existing VA loan or past default), loan limits do apply:
- Most U.S. counties: $766,550
- High-cost areas: Up to $1,149,825
Example:
If you’re looking at a manufactured home priced at $150,000 and have full entitlement, you can potentially finance the entire amount with a VA loan—no down payment required.
Financing Options: VA Loans vs. Other Loans
Loan Type |
Down Payment |
PMI Required |
Credit Flexibility |
Use for Manufactured Homes? |
| VA Loan | 0% | No | Moderate | Yes (with conditions) |
| FHA Loan | 3.5% | Yes | Flexible | Yes |
| Conventional | 3-20% | Often | Strict | Rarely |
Quick Comparison:
- VA Loans offer the most benefits but have eligibility requirements.
- FHA Loans are more flexible with credit but require PMI.
- Conventional Loans are less favorable for manufactured homes.
Tips for Buyers Considering VA Financing for Manufactured Homes
- Check Your Eligibility: Visit the VA’s eBenefits portal to request a Certificate of Eligibility (COE).
- Work With Experienced Lenders: Not all lenders finance manufactured homes under VA loans. Choose one familiar with VA guidelines.
- Get a Home Inspection: Even though it’s not required by the VA, it’s a smart way to avoid surprises.
- Understand Local Zoning Laws: Ensure manufactured homes are allowed on the property you’re buying.
- Consider Total Costs: Include transportation, installation, and foundation work in your budgeting.
Real Estate Professional Insights
If you’re a real estate agent or broker, keep these in mind when working with VA buyers:
- Highlight VA-eligible properties in listings.
- Educate sellers about VA appraisals and timelines.
- Provide buyers with lender and inspector referrals familiar with manufactured homes.
The Bottom Line: Is a VA Loan Right for Your Manufactured Home Purchase?
For many veterans and service members, a VA loan offers a powerful, low-cost path to homeownership—including for manufactured homes. With zero down payment, no PMI, and competitive rates, it’s an option worth exploring.
But success hinges on knowing the rules, working with the right professionals, and planning for extra costs associated with manufactured housing.
Ready to explore your VA loan options? Use our VA Loan Calculator or connect with a VA-approved lender to get started today.