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Start with your lot and your household. A single wide makes sense on a narrow or budget-limited lot and for one to three people; a double wide is the most popular middle ground for families who want an open-concept kitchen and living area; a triple wide gives you the room for a formal dining space, a home office, or a second primary suite. Match the section count to how you actually live before you fall in love with a finish package.

A new home comes with a full manufacturer warranty and lets you pick finishes; a used home can save money if the price reflects its real condition. Either way, check the age of major systems (HVAC, water heater, roof), ask for maintenance history on a used unit, and confirm what warranty coverage — if any — carries over.

Before your home ships, confirm: a cleared, level, and accessible path for a delivery truck; utility hookups (power, water, septic or sewer) at the site; a permitted foundation type for your home class and local code; and any HOA or zoning sign-off. Sorting these out early is the single biggest thing you can do to keep delivery on schedule.

Three paths cover most buyers: chattel loans finance the home only (faster approval, shorter terms) and suit park or leased-land placements; FHA Title I and Title II programs can finance the home alone or the home and land together, often with lower down payments; and conventional land-and-home mortgages work when you own or are buying the land outright. Talk to a lender that specifically handles manufactured or modular homes — terms differ a lot from a standard site-built mortgage.

Most orders take three to eight weeks from deposit to delivery, depending on distance from our nearest yard, factory lead time, and how quickly your local permit clears. Zoning and building-permit rules vary by county and by home class, so check with your local authority as soon as you pick a floor plan — we can provide site and foundation specs to support your application.