How to Buy a Manufactured Home in Oregon: A Step-by-Step Guide
There’s something special about having a home that you can truly call your own. A space that’s comfortable, affordable, and designed just the way you want it. Well, with a manufactured home, that dream is more accessible than ever.
With modern designs, flexible floor plans, and a wide range of customization options, manufactured homes offer all the features of a traditional house at a fraction of the cost. Plus, with so many options available, it’s easy to find a home that fits your needs, your budget, and your vision. So, if you’ve ever wondered how to buy a manufactured home, you’re definitely not alone—and you’re in the right place!
At Len’s Home Center, we are a full-service manufactured home dealership in Oregon. With a full range of in-house general construction services, we’re here to assist you through every step of the process from start to finish. From helping you find your dream home to handling delivery, installation, and any additional construction work, we have you covered.
In this guide, we walk you through the steps of buying a manufactured home, so you can start your journey toward affordable homeownership with confidence. Read on to learn everything you need to know.
How to Buy a Manufactured Home Step-by-Step:
1. Determine Your Budget
Before you start touring models, it’s important to have a solid understanding of what you can afford. The good news? Manufactured homes offer one of the most budget-friendly paths to homeownership, especially compared to traditional site-built homes.
Here’s how the average cost of a manufactured home compares to a traditional site-built home, according to 2024 U.S. census data1,2:
Manufactured Home Average Cost:
| $123,045 |
Traditional Home Average Cost:
| $512,200 |
Budget Considerations
When setting your homebuying budget, it’s important to think beyond just the cost of the floor plan and consider the other required expenses, like:
- Home purchase price: This can vary based on size (single-wide, double-wide, etc.), floor plan, and more.
- Upgrades: You can upgrade features like cabinetry materials, countertop finishes, flooring styles, and Energy Star insulation, which may increase costs.
- Add-ons: Adding additional features such as skylights, fireplaces, porches, decks, driveways, and more can increase budget requirements.
- Site prep and utility hookups: If you’re placing the home on raw land, you may need to budget for foundation work, plumbing, septic or well installation, and electrical connections.
- Permits and fees: Local permitting costs can vary by county, so it’s worth calling your local building department for an estimate.
- Delivery and installation fees: Most manufactured home dealers will include this in your quote, but it’s a good idea to ask what’s covered.
Setting a realistic budget from the beginning is incredibly important and can help you focus on manufactured homes that fit both your lifestyle and your financial goals.
2. Consider Where You Will Install Your Manufactured Home
Whether you already own property, plan to lease a lot, or are still weighing your options, it’s important to consider where your manufactured home will eventually be installed.
Common locations to install a manufactured home include:
- Privately Owned Land: Many people purchase or already own a piece of land and place their manufactured home there.
- Manufactured Home Communities: These are neighborhoods specifically designed for manufactured homes. Residents typically lease the land but own the home.
- Rural Properties or Acreage: Manufactured homes are popular in rural areas where traditional home construction may be cost-prohibitive or unnecessary.
- ADUs (Accessory Dwelling Units): Smaller manufactured homes may be used as secondary units on a property with an existing primary residence, depending on local zoning laws.
Location Considerations
The land where you will install your manufactured home can influence a number of things, including the size of the home you choose, how it’s delivered, and the amount of site prep required prior to installation.
Factors to consider include:
- Lot Size and Shape: The dimensions of the lot may limit the size or layout of the home you can install.
- Zoning Regulations: Make sure the property is zoned for manufactured homes and that local ordinances allow for your intended use.
- Topography and Soil Conditions: Sloped or uneven land may require grading, retaining walls, or other preparation. Soil stability also affects the foundation type.
- Access for Delivery and Installation: Consider whether there’s a clear path for delivery trucks to bring in and install the home.
- Utility Availability: Make sure the land has, or can support, water, sewer (or septic), electricity, and gas.
- Future Plans: If you ever want to add a garage, deck, or additional unit later, make sure the land and zoning allow for that flexibility.
At Len’s Home Center, we proudly offer comprehensive support throughout your entire manufactured home buying journey. Our team can help with site inspections, zoning compliance, and site preparation. We also provide full-service delivery and installation, plus a wide range of general contractor services for any additional construction needs.
3. Find a Trusted Manufactured Home Dealer
The next step in the homebuying process is finding a manufactured home dealer to partner with. Choosing a retailer you trust is one of the most important steps in the journey.
A good manufactured home seller will walk you through the entire process, from selecting floor plans to finding financing options and more. They will also help you stay on budget and avoid surprises, and they will also be willing to answer all your questions.
Questions to ask a manufactured home dealer include:
- What brands or manufacturers do they offer?
- How long is the timeline from purchase to delivery?
- What kind of home customization can they coordinate?
- Do you have reviews, testimonials, or portfolio examples?
- Are they familiar with building codes and permitting in your area?
The earlier you partner with a trusted manufactured home dealer like Len’s Home Center, the smoother the process will go. All it takes is a quick phone call to get started.
4. Select a Floor Plan and Customizations
Once you have chosen a manufactured home dealer to partner with, you’re ready to move on to the fun part: finding your dream home! Choosing a floor plan is one of the most exciting parts of the process.
Floor Plan Considerations
Manufactured homes today come in a wide range of modern styles, sizes, and layouts, so finding one that fits your lifestyle, budget, and vision is easier than ever.
When choosing your perfect manufactured home floor plan, start with the basics:
- Size: Choose between a single-wide, double-wide, or even a triple-wide home, depending on your space and layout preferences.
- Bedrooms and Bathrooms: Decide how many bedrooms and bathrooms you’ll need now and in the future.
- Floor Plan Flow: Think about whether you prefer an open-concept layout or more clearly defined rooms.
- Kitchen Layout: Do you need an eat-in kitchen, an island, or extra pantry storage? Layout can make a big difference.
- Living Room Placement: Consider whether you want a central living area, multiple living rooms, or a front-facing setup.
- Storage Options: Make sure there’s enough built-in storage for your needs, like closets, cabinets, and utility space.
- Optional Features: Consider if extras like a home office, laundry room, or mudroom are must-haves.
From there, you can customize your floor plan to truly make it your dream home.
Customizations, Upgrades, and Add-Ons
Once you have your floor plan picked out, you’ll be able to choose from a variety of different interior and exterior customization options, as well as add-ons and upgrades like:
- Exterior Options: Customize siding color and material, add shutters or dormers, and choose roof styles or porch add-ons.
- Kitchen Upgrades: Add features like stainless steel appliances, granite or quartz countertops, tile backsplashes, or upgraded cabinetry.
- Bathroom Enhancements: Options include double vanities, walk-in showers, soaking tubs, and more.
- Energy-Efficient Upgrades: Consider upgrading to ENERGY STAR® insulation, upgraded HVAC systems, or ENERGY STAR® appliances.
- Outdoor Living Additions: Think about adding a deck, covered porch, or even a garage or carport if your lot allows.
- And so much more!
This is your chance to design a home that truly fits your needs and reflects your lifestyle. The manufactured home dealers at Len’s Home Center will gladly walk you through all the available options to help you find the best selections for your needs.
5. Secure Financing
Once you’ve chosen the manufactured home of your dreams, the next step is to line up financing. Financing a manufactured home can look a little different than a traditional mortgage, especially depending on how and where the home will be installed.
Manufactured Home Financing Options
There are many manufactured home loan options available, including:
- Fannie Mae or Freddie Mac (conventional loans specifically created for manufactured homes)
- FHA Title I and Tile II Loans (Federal Housing Administration)
- Land-in-Lieu Financing
- VA Manufactured Home Loans
- USDA Manufactured Home Loans
The right loan for you will depend on a few factors, like whether your home will be permanently installed, what type of foundation it will have, and whether you’re financing the home only or rolling land and site prep into the package.
Want a full breakdown of your loan options, requirements, and what to expect? Follow the link below to check out our in-depth guide on how to finance a manufactured home!
Disclaimer: This article is for informational purposes only and should not be considered financial advice. Always consult with a financial professional before making investment decisions.
6. Prepare the Land for Installation
With your home selected and financing in place, it’s time to get the site ready for delivery and installation. Installing a manufactured home requires proper planning, permits, and site preparation to ensure everything goes smoothly.
Secure the Necessary Permits
Each Oregon county has its own permitting process for manufactured home installation. Before any work can begin, our contractors will work with the local building department to get all the required permits on your behalf or guide you through the requirements.
These may include:
- Building and zoning permits
- Septic or sewer permits
- Electrical and utility hookups
- Foundation or footing permits
Site Prep
Site prep for a manufactured home installation project can include clearing and leveling the lot, pouring a foundation, and making sure utilities are ready to connect.
If your land is already developed, this step may be minimal, but it’s still important to make sure everything meets local code and is ready for a smooth installation and setup process.
After all site preparation work is complete, a thorough pre-delivery inspection will ensure everything is safe, compliant, and ready for the next steps.
Want a full overview of what site prep involves? Follow the link below to our detailed guide on how to prepare your property for a manufactured home.
7. Schedule Delivery and Installation
Once your site is ready, it’s time for your manufactured home to be delivered and installed! Delivery typically involves transporting your home in sections. Your transportation team will coordinate the fastest, most efficient route, factoring in road conditions, the size of your home, and weather.
The home will then be delivered to your property, placed on the foundation, and all the necessary hookups and finishing work will be completed. Once the installation process is complete, your team will arrange a final safety inspection to ensure everything is up to code.
Want a detailed look at what to expect on installation day? Follow the link below to read our step-by-step guide on how manufactured homes are installed.
8. Final Walkthrough
Once installation is complete and everything’s signed off, you’re just one step away from moving into your new manufactured home! Before you can officially move in, you’ll do a final walkthrough.
This is your chance to make sure everything is finished, functioning properly, and exactly as you expected. The Len’s Home Center team will walk through the home with you to review key features, demonstrate systems, and check for any issues that need to be addressed before move-in.
Take your time, ask questions, and speak up if something doesn’t look or feel right. Most things can be addressed quickly, especially if they’re caught during the final walkthrough.
Once the final walkthrough is complete and you’re happy with the results, you’ll sign off, receive your keys, and be officially ready to move in!
Contact Len’s Home Center:
Your Full-Service Manufactured Home Dealership
Buying a manufactured home is easy with the right professionals by your side. With expert guidance and support, the process can be smooth from start to finish. At Len’s Home Center, we have more than 50 years of experience helping people find their dream manufactured home in Oregon. As a full-service manufactured home dealership, we’re here to help you every step of the way, from choosing the perfect floor plan to delivery, installation, and any other construction needs.
Ready to get started? Contact us online today or call (541)-269-9326 to take the first step toward finding your dream home.
References
- US Census Bureau. (2023, December 6). MHS latest data. Census.gov. https://www.census.gov/data/tables/time-series/econ/mhs/latest-data.html
- US Census Bureau. (2019, April 15). NRS – Historical Time Series. https://www.census.gov/construction/nrs/data/series.html
