We sat down with Tom Fath, of New Durham Estates, to talk about the top things that homebuyers should know about manufactured housing. With over a decade of experience, Tom shares how buyer perceptions have changed over the years, the quality of homes, the energy-efficiency benefits, and the value of homes.
What’s the most common misconception you encounter when talking about manufactured homes?
“The most common misconception is that manufactured homes do not appreciate in value. A manufactured home that is well-maintained, is located in a desirable location and community, and has curb appeal appreciates similarly to other real estate. In addition, homes are built with standard new construction windows, doors, etc. In years past, many homes had custom components that were specialized for the manufactured home industry. Today, you can go to a local hardware store to purchase replacements like any other homeowner.”
Can you walk me through the actual quality standards and building codes that manufactured homes must meet today? How do these compare to site-built homes?
“Manufactured homes are built to the federal HUD code. HUD code can be even more stringent than IRC code in many instances. The homes are inspected by the facility and a third party before being transported. Manufactured homes are inspected by local inspectors for all field set-up and final installations on-site.”
What should buyers know about the financing landscape for manufactured homes in 2025? What’s changed in recent years?
“Manufactured homes in a land lease community are typically financed by a personal property loan or a home-only loan. The interest rate is typically higher than that of a typical site-built home due to the land not being included in the note.”
Can you explain the customization options available to buyers? What surprises people most about the design flexibility?
“Manufacturers offer an array of options, from tiled showers to hardwood cabinets, door selections, energy-efficient items, colors, flooring options, etc.”
What’s one thing you wish every first-time buyer understood about shopping for a manufactured home?
“Some of the most important options to add are those you don’t often see, such as energy-efficiency options. The energy operating cost of the home is the hidden mortgage and can be very affordable to add upfront when purchasing a manufactured home. Ensure the home’s shell has updated Insulation. Ensure manufactured housing has the highest efficiency HVAC for your area. If you live in a colder climate, ensure an insulated foundation enclosure is utilized.”
What questions should buyers be asking sales representatives or community managers that they typically don’t think to ask?
“What is included in the purchase of a manufactured home (Skirting, set-up, decks, shed, carport, A/C, warranty, etc). What is the time frame to have the home built, delivered, set up, and move-in ready? What could cause a delay in moving into the home (typically, weather or utilities)? What are the common monthly costs for owning a manufactured home (Land lease fee (Owner needs to know what costs are included in the fee), loan, utility costs, internet, homeowner’s insurance, water, sewer, trash, recycling, mowing, snow removal, personal property taxes, etc).”
For someone comparing a manufactured home to a site-built home at a similar price point, what factors should weigh most heavily in their decision?
“Location, home, and yard maintenance required, amenities available, compare the full cost of home ownership for the time you plan to live at the residence.”
What trends are you seeing in manufactured housing that make this an exciting time for first-time buyers?
“The manufactured housing industry is constantly evolving to reflect today’s real estate trends, offering modern interior designs, greater affordability, energy-efficient operation, smart home features, and open concept floor plans. Combined with beautiful decks and fenced-in yards, these homes deliver a well-rounded and appealing lifestyle.”
Is there anything else that we haven’t asked that first-time buyers need to know about buying a manufactured home?
“I always encourage buyers to prioritize functionality when selecting options. Some features certainly add visual appeal and “wow” factor, but they don’t always contribute to daily comfort. In some cases, the added features can actually get in the way.”
If you would like to learn more about manufactured housing or you’d like to see some of the properties available at New Durham Estates, please reach out to our team at the New Durham Estates office.
We want to thank Tom Fath for giving us expert insight into what every first-time manufactured home buyer should know in 2026.
