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Types of homes

Mobile vs. Manufactured vs. Modular Homes: What Buyers in Georgia Should Know

They look similar but are built, titled and financed differently. A clear comparison of mobile, manufactured and modular homes before you buy one in Georgia.

By Nestor Chipana 2 min read

Many listings in rural Georgia are factory-built homes. People often use "mobile home" for all of them, but the differences matter: they affect financing, insurance, resale value and how the home is titled.

Side-by-side comparison

Mobile home

Built
Before June 15, 1976
Building standard
No federal code
How to identify it
No HUD label
Typical financing
Harder to finance; often cash
Title
Personal property

Manufactured home

Built
June 15, 1976 or later
Building standard
Federal HUD Code
How to identify it
Red HUD certification label on each section
Typical financing
Chattel (personal property) loans, or mortgages when titled with the land
Title
Personal property unless converted to real property

Modular home

Built
In a factory, in sections
Building standard
State and local building codes (like a site-built home)
How to identify it
State or modular inspection label
Typical financing
Usually the same mortgages as a site-built home
Title
Real property

Manufactured home + land: real property or personal property?

A manufactured home starts out titled like a vehicle. When it is permanently attached to land that the same owner holds, Georgia allows it to be treated as real property through a legal process that includes surrendering the title and recording a certificate of permanent location. This usually opens the door to more financing options. Ask the closing attorney to confirm the status of any home you are considering.

What to inspect in a factory-built home

  • Foundation, piers and tie-downs.
  • Floors, especially around bathrooms and the kitchen.
  • Roof and any additions such as porches or decks (and whether they were permitted).
  • Plumbing, electrical panel, HVAC and water heater.
  • Well and septic system, if the home is on its own land.

Browse current mobile and manufactured homes for sale or ask me to compare two options for you.

Have a question about your case?

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Quick answers

What is the difference between a mobile home and a manufactured home?

Homes built in a factory before June 15, 1976 are called mobile homes. Homes built on or after that date must meet the federal HUD Code and are called manufactured homes.

Can I get a mortgage for a manufactured home in Georgia?

Often yes, when the home is permanently attached to land and titled as real property. Otherwise buyers typically use a chattel loan. Requirements vary by lender.

This article is general information, not legal, tax or financial advice. Confirm details with your attorney, lender or county office.

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Nestor Chipana

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Nestor Chipana

Bilingual real estate agent in northeast Georgia with Virtual Properties Realty.com. Helps families buy, sell and invest in Colbert, Bowman, Madison County and the Athens area.

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