Buying Land for Your Manufactured or Modular Home

Dec 04, 2023

Prefabricated homes, also called modular and manufactured homes, are turning the heads of hopeful homebuyers who’ve been priced out of the soaring housing market.

And we can see why.

Modular homes are way less expensive than your typical house—and often just as beautiful. Indeed, many of today's models can be easily mistaken for a traditionally built home. So, if you’re dreaming of buying a shiny, new modular or manufactured home, here's what you need to know before you buy land to put it on.

Prefabricated homes are constructed via an assembly line production in sections inside a factory and assembled on-site.

Modular homes are constructed to the same standards as conventionally built homes and must meet regional building codes. Homebuyers can choose from one- or two-story homes in a wide variety of floor plans and architectural styles, such as a Cape Cod, Craftsman bungalow, Colonial, or farmhouse.

Manufactured homes (also known as single-wide and double-wide) don't need to comply with local building codes but must adhere to the strict federal building codes set by the U.S. Department of Housing and Urban Development. Manufactured homes aren't as customizable as modular homes, but they offer several different floor plans and add-ons.

You can't just plop down your new modular or manufactured home anywhere you like. Zoning ordinances, setbacks, and other requirements must be met before your home can be delivered. Luckily, you don't have to figure that out yourself.

"Our home consultants help future homeowners navigate the land-buying process to accommodate the home they are interested in purchasing," says Danny Warrick, Clayton Homes retail president.

Here are some essential things to look for when selecting the ideal property for your new home:

Zoning ordinances designate certain areas for residential purposes. And your new home will need to meet the size, shape, height, and other requirements of your local zoning board. Your home salesperson can help determine if your home checks all of the boxes for a piece of land.

A property's setbacks will also be vital to determining if a home can be placed on a property. Setbacks determine things like underground facilities and breathing room from your neighbors. They also dictate where your house is placed from the front, side, and rear property lines. You probably won't have much to worry about if you have your eye on a large parcel of land, but the setbacks could limit your options in town.

And a warning if you have your sights on a coveted corner lot: "The building department typically considers a corner lot to have two front setbacks, which are typically the largest footage from each street," says Leo Poggione, chairman of the Manufactured Housing Institute and managing partner of Craftsman Homes. So, you could wind up with two large front yards and a much smaller side yard and backyard.

You’ll probably be able to set up electricity and internet services relatively easily if you buy a lot in town. But you could hit a few snags if your property is in a rural setting.

So don't assume you will be able to get electricity because you see a pole with wires or a cellphone tower nearby. Check with your local individual provider first.

The same goes for internet service. You don't want to end up with sketchy internet or none at all. Instead of the typical installation fee, utility companies charge by the linear foot when running cable to a rural property. And that could add up depending on how far the house will sit from the main line.

When the land you want is in town, you might be able to tap into the city water and sewer lines.

"If not, the property will need to pass a percolation test for a septic system and a well," says Warrick.

If the soil perks too fast or too slow, this can add a large expense. Basically, you will have to have an "engineered system" designed to accommodate the septic's leach fields.

You might not think this isn't your problem. After all, you’re not the one driving the truck.

Yet it's critical the truck transporting your new home can safely get to the property you have in mind. Urban settings can be trickier than rural ones, Poggione says. Crowded towns can have low-hanging utility wires, overgrown trees, and Department of Transportation–specific routes for transporting wide loads.

"So always consult with your dealer before purchasing the land or the home, and have them do a site inspection," says Poggione.

You’ll also need to construct a driveway and prepare the land for a home once you buy it.

"Trees may need to be cleared, grade works completed, and the home needs a home pad or concrete footings," says Warrick.

Lisa Marie Conklin knows a little something about moving. She's moved eight times in the past 10 years but currently calls Baltimore home. She writes for Reader's Digest, Family Handyman, The Healthy, Taste of Home, and MSN.

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