So, we're contemplating a move and found what seems like a great location. House is out in the country with close to 40 acres of woods and fields with a large outbuilding and shop. The description is listed as a "manufactured home". Now, I remember modular homes being advertised "back in the day" which were basically a trailer house plopped on a slab. So that gave me pause. However, this place was built in 2017 and has a full basement. I can see 2x8 floor joists and the construction looks like I would expect from a traditional "stick" built home.

This may be our forever home, or we may stay there ten years and move back north to Wisconsin.

Wondering who out there has experience with the modern version of manufactured homes. Thanks

I had one , strapped down onto a slab, which made it "real property" in Idaho.

All regular frame foundation, insulation , just as a real house. It did fine in the worst Idaho winters while I was there. Very convenient.

The only thing I didn't like was the roof. The pitch wasn't near high enough for my liking, and the eaves were not as long from the side walls as I would have liked. All that is for transport reasons on the roads and under bridges, I understand that. But I still wanted a different roof style.

It wasn't at all like an RV.

Made as real houses were. It was actually very convenient for me, and I chose the floor plan I wanted.

My Aunt had one, nice 3 bedroom. Full basement, house came in 2 sections and put together once on the foundation... Never had any problems with it.

My old man used to say that these homes are likely stronger then stick built to withstand the rigors of transportation and install. That said, some brands are probably better then others, YMMV.

When I did a walk thru of my home i immediately got the vibe of manufactured home, but it didnt classify as that for the loan. Turns out it was built in one piece (manufactured have to be put together) in a smalltown lumberyard an hour away and was moved on top of the basement. The inspector, who works for a reputable company, simply said “this is a solid house”. That said, the finishes are cheap junk like the doors, light fixtures, windows ect. Otherwise, we like the place.

They are built tough try to pick up and set a stick built house with a crane.

Bought mine about 20 years ago. Picked it out, was delivered and set on a full basement. Absolutely no problems with it.

For you its the land first and home second. You can always replace most everything including the house but you cannot replace the land.

I have owned 2 stick houses which were great. Am now in a manufactured home for coming up on 20 years. I couldn't be happier. Well built, very solid and insulated. Can't speak for the present but when I purchased it this was about half the price of a stick home. It was a little intimidation that they brought in in on 2 pieces but that was certainly no issue. I give it a 10 out of 10.

THAT is so true.

I wouldn't even mind a cheap fixer upper house , as I can always redo anything with that, as long as the land and location are good for me. Often those cheaper fixer uppers already have septic, well and power to them, all at less expensive prices than installing everything new.

Yup me too. When original house burned I bought a 28x63 3 br put on cellar and strapped down. 2x6 walls 2x8 floors. insulated well. Been thru 5 direct tornadoes and only lost a few shingles in one. I asked the mover before I purchased it and he commented"try pulling a stick house down the road at 60 mph and see how it holds up. Floors are the weak point in mine...its 25 yrs old. On the property appraised at 210,000 in a repressed area.

As a builder, I am biased. Manufactured houses are not interesting because their roof lines are so restricted. They have to be moved on highways with height restrictions. the result, IMO , is a cracker box sitting over a hole in the ground. Most roofs are low pitched, lousy for snow country, and not pleasant to the eye........at least not my eye.

But they do suffice for shelter in a convenient manner.


If you are indeed seeing 2x8 floor joists, I would look for other places where the builder went cheap. Depending on the span and supports, I would expect not less than 2x10

interior is the cheap stuff in mine,,,trim is plastic junk but i can live with that

Exactly, on the roof part. Just as I mentioned in my post above, too. In one very bad winter , with snow burms along the roads ten feet high, I ended up shoveling my roof four times. Really wished the pitch was much steeper, with a metal roof instead of shingles.

I have seen people replace the roofs to ones that suit them, and that surely can be done once the house is set up.

I had a good wood stove installed in it and insurance covered it because it was built hardy , like a stick house.

Of course, no house like this can compare to the absolute beauty you built for our Jack . That is one of a kind.

Both modular and mobile homes are technically manufactured homes. However generally when you hear the word "manufactured" home they are referring to a trailer. Some modular homes are built really well. There are advantages to being built inside and under roof versus a stick frame home where both the materials and builders were exposed to the elements. There are a lot of ignorant real estate agents who identify mobile homes as modular homes in their marketing brochures and listing.

Ol dad

What is the going rate in y'alls areas?
$130-150 sq foot here I was told the other day.

we put a manufactured house up in 2007 made by design homes.you can pick out different floor plans and upgrade to different trim,cabinets doors etc. very happy with our house.i do wish i had more pitch on the roof though.

In this part of the state, manufactured homes depreciate. If you plan to live there forever, it may not make a difference to you. However, if you do move in 10 years, as you mentioned is possible, it is just something to think about. The nice thing about 40 acres of land is the appreciation of the land might be enough to offset the depreciation of the housing if you sell...

Studies in Florida on the effects of hurricanes on homes have shown manufactured homes hold up better than stick built homes
Only masonry homes (concrete block ) held up better

Many options for inside and outside are available
Quality varies with different manufacturers but overall they are good

My son just moved into his recently
Very happy with the quality of his home

In my neck of the woods, Modular homes are appraised and sell just like stick built. Manufactured homes are like a trailer, they have a title and depreciate. Only way to tell sometimes is by the floor supports. Modular is wood, Manufactured is steel. I got the lesson from my banker on what they would loan on and what they wouldn’t. He had me climb in the crawl space on one I was looking at and send him pictures. Turns out there was steel and he wouldn’t loan on it. Would have never been able to tell otherwise.

When we were building custom homes (mini mansions) We were given a tour of Fleetwood.
. They were building modular homes with higher quality lumber than we could buy.

My sister in law need a new home. $160 k got a better roof line, quartz/r countertop , custom type cabinets up graded everything from doors, trim flooring , Really incredible quality if a buyer order one. However two plus years waiting list
Quality upgrades