Mobile Home Loan CalculatorManufactured home loan payments for chattel, land-home, FHA and VA financing, including lot rent, insurance and taxes
Estimate your real monthly cost of a mobile or manufactured home: the loan payment, mortgage insurance, property tax, insurance and lot rent. Then compare a chattel loan with a land-home mortgage, FHA and VA side by side, using October 2026 rates and the latest Census home prices.
By Manzoor Ahmad · 13+ years of web development & SEO experienceUpdated October 21, 2026 with current rates and Census prices
The home —
Where it sits
The loan —
Monthly costs & you
—
Same home, five ways to finance it
Monthly principal, interest and mortgage insurance, and the total cost over each loan’s term, for the home and setup you entered.
Equity over time
Your loan balance against the home’s value.
How to calculate a mobile home loan payment
A mobile home loan payment uses the same amortization formula as any mortgage. What changes is the rate, the term and the extra monthly costs:
Loan = (home price + setup [+ land]) × (1 − down %) + financed fees
P&I = Loan × r ÷ (1 − (1 + r)−n)
Total monthly = P&I + mortgage insurance + tax + insurance + lot rent + HOA
Here r is the annual rate ÷ 12 and n is the number of monthly payments. Chattel loans usually carry higher rates and shorter terms than mortgages, so the same home can cost tens of thousands more over the loan.
Worked example (the default inputs)
How much does a manufactured home cost in 2026?
Average sales prices of new manufactured homes from the US Census Bureau’s Manufactured Housing Survey, May 2026. Prices exclude land, and usually exclude delivery and setup.
Census average, May 2026
Built and delivered as one section
Two or more sections joined on site
| Amount financed | Chattel: 9.25%, 20 yrs | Interest (chattel) | Mortgage: 7.37%, 30 yrs | Interest (mortgage) |
|---|---|---|---|---|
| $50,000 | $458/mo | $59,904 | $345/mo | $74,260 |
| $80,000 | $733/mo | $95,846 | $552/mo | $118,816 |
| $130,000 | $1,191/mo | $155,750 | $897/mo | $193,077 |
| $170,000 | $1,557/mo | $203,674 | $1,174/mo | $252,485 |
| $230,000 | $2,106/mo | $275,558 | $1,588/mo | $341,597 |
The 30-year mortgage has the lower payment but more total interest because it runs ten years longer. The calculator above compares each loan type on the same home, so you can see both effects at once.
Types of mobile home loans
| Loan | What it finances | Typical down payment | Key details |
|---|---|---|---|
| Chattel (personal property) | The home only, on rented or owned land | 5%–20% | Higher rates (about 9.2% on average per FHFA), terms up to 20–25 years, faster closings, fewer protections |
| Land-home / real property mortgage | Home and land titled together as real estate | 3%–5% (conventional) | Mortgage rates and 30-year terms; requires a permanent foundation and surrendered vehicle title. Fannie Mae MH Advantage and Freddie Mac CHOICEHome allow 3% down |
| FHA Title I | Home, lot, or home and lot | Set by lender, often 5% | Limits $105,532 (single-section home) to $237,096 (multi-section home and lot); up to 20 years for a single-section home |
| FHA Title II | Home and land as real property | 3.5% with 580+ credit | 30-year terms, 1.75% upfront and 0.55% annual mortgage insurance, permanent foundation and HUD-code home built after June 15, 1976 |
| VA loan | Home, lot, or both | 0% for eligible veterans | No monthly mortgage insurance; a one-time funding fee (2.15% for first use with no down payment) unless exempt |
FHA Title I limits were raised in March 2024, the first increase since 2008. USDA rural loans can also finance new manufactured homes on a permanent foundation in eligible areas.
Chattel loan vs. mortgage: why it matters
Most homes in land-lease communities, and many on private land, are financed with chattel loans: the home is titled like a vehicle, not as real estate. In its June 2026 proposed rule on manufactured housing finance, the Federal Housing Finance Agency cited average chattel rates of about 9.2%, compared with roughly 6.6% for conventional mortgages at the time; that gap is the main reason chattel loans cost more. Today’s 30-year fixed average is 7.37%.
If you own, or are buying, the land under your home, converting it to real property can open up mortgage rates, longer terms and stronger legal protections. The usual steps are:
- Install a permanent foundationBuilt to HUD’s Permanent Foundations Guide, often with an engineer’s certification.
- Remove the wheels, axles and hitchThe home must no longer be movable.
- Surrender the vehicle titleFile your state’s affidavit of affixation so the home and land are taxed and titled together.
- Apply for a land-home mortgageConventional, FHA Title II, VA or USDA, depending on your eligibility.
Not sure how big the land is? Check the parcel with the acreage calculator, and estimate the tax on the combined property with the property tax calculator.
Costs beyond the loan payment
Transport, installation, leveling, anchoring, skirting and steps. Ask for a written quote; it’s often financed with the home.
Foundation, driveway, septic or sewer, well or water, and electric hookups on private land.
In land-lease communities, a monthly fee for the lot and shared services, which can rise each year.
Manufactured home policies can cost more than standard homeowners coverage, especially for older homes and in storm-prone areas.
Taxed as personal property (chattel) or real property (land-home), depending on your state and title.
Roofs, skirting, tie-downs and underbelly repairs; set aside money every month.
Comparing a manufactured home with renting? The rent vs buy calculator shows the break-even year, and the rent affordability calculator shows what monthly cost fits your income.
How to qualify for a mobile home loan
| Factor | What lenders typically look for |
|---|---|
| Credit score | 580+ for FHA (3.5% down); many chattel lenders want 600–640+, with the best rates above 700 |
| Debt-to-income | 43% or less, including the loan payment, lot rent, tax and insurance |
| The home | HUD-code home built after June 15, 1976, with its HUD certification label; some lenders limit the home’s age |
| The site | An approved community lease (often for the loan term) or land you own or are buying |
| Down payment | 0% (VA) to 20%, depending on the loan type, credit and whether the home is new or used |
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Mobile home loan questions
How much is a mobile home payment?
On $130,000 financed with a chattel loan at 9.25% for 20 years, principal and interest is about $1,191 a month. Add property tax, insurance and lot rent for the full monthly cost.
What are mobile home loan rates in 2026?
Chattel loans averaged about 9.2% according to figures cited by FHFA in June 2026. Land-home mortgages follow regular mortgage rates: the 30-year fixed averaged 7.37%, FHA 7.21% and VA 7.17% on October 20, 2026.
What is a chattel loan?
A loan secured by the manufactured home as personal property, not real estate. It’s common when the home sits on rented land, and it usually has a higher rate and shorter term than a mortgage.
How long can you finance a mobile home?
Chattel and FHA Title I loans typically run up to 20–25 years. Land-home mortgages, including FHA Title II and VA, can run 30 years.
How much down payment do I need for a mobile home?
From 0% with a VA loan, 3% with conventional MH programs and 3.5% with FHA Title II, to 5%–20% for most chattel loans.
Can I get an FHA loan for a mobile home?
Yes. FHA Title I finances the home, the lot or both, even on rented land. FHA Title II finances the home and land as real property on a permanent foundation.
What are the FHA Title I loan limits?
$105,532 for a single-section home or $193,719 for a multi-section home; $148,909 or $237,096 for a home and lot; and $43,377 for a lot only.
Can I finance a used mobile home?
Yes, though many lenders limit the home’s age and require a HUD-code home built after June 15, 1976. Rates and down payments are often higher for older homes.
Is lot rent included in the loan?
No. Lot rent is a separate monthly payment to the community, but lenders count it when calculating your debt-to-income ratio.
How much does a double-wide cost?
New multi-section homes averaged $166,600 in May 2026, before land, delivery and setup, according to the Census Bureau.
Is a manufactured home the same as a modular home?
No. Manufactured homes are built to the federal HUD code; modular homes are built to local building codes and are financed like site-built homes.
Is this mobile home loan calculator free and private?
Yes. It’s free, needs no sign-up and runs entirely in your browser; nothing you enter is sent to or stored by DexoCalc.
Manzoor Ahmad
13+ years of web development & SEO experience · Founder, DexoCalc
Manzoor builds and maintains every DexoCalc calculator, including the mortgage, home equity and property libraries. This calculator applies the standard amortization formula with financed upfront fees and declining-balance mortgage insurance, and compares five loan types on the same home using rates and prices sourced and dated below.
Sources
- US Census Bureau via FRED — Average sales price of new manufactured homes (May 2026; single and double series)
- FHFA proposed rule 91 FR 37848 (June 2026), as cited in a July 2026 public comment — chattel vs conventional rates
- Bankrate — Mortgage rates, October 20, 2026
- HUD — FHA INFO 2024-08: new Title I manufactured home loan limits
- HUD — Manufactured Home Loan Program (Title I)
- CFPB — Manufactured housing finance: insights from HMDA data
This calculator gives estimates for planning, not lending advice. Rates, fees, mortgage insurance, loan limits and eligibility vary by lender, credit, home age and location. Get written quotes and read the loan disclosures before you commit.