Mobile Home Loans in California: Your 2025 Financing Guide

Buying a mobile home in California can be one of the most affordable ways to achieve homeownership—especially with sky-high housing prices across the state. But financing a manufactured or mobile home? That’s a whole different ball game than getting a traditional mortgage.

If you’re wondering how mobile home loans work, what the current interest rates are, or which lenders are best for your situation—don’t worry. You're in the right place.

As a California-based mortgage team who’s helped families from San Diego to Sacramento get into mobile homes, we’ve written this friendly, 100% jargon-free guide to help you finance your mobile home quickly, smartly, and confidently in 2025.

Understanding Mobile Home Financing Options in California

Let’s clear up something right away: mobile home financing isn't one-size-fits-all. The type of loan you qualify for depends on a few things—like whether you own the land your home sits on, the age and condition of the mobile home, and your credit profile.

Here are the most common options in California manufactured home financing:

1. Chattel Loans

Chattel loans are personal property loans, designed for mobile homes that aren’t permanently affixed to land. These are ideal if your home is in a mobile home park or leased land community. They usually have shorter terms and higher rates, but also quicker approval.

2. Mortgage Loans (Land-Owned Mobile Homes)

If your mobile home is on a permanent foundation and you own the land it sits on, you may qualify for a traditional mortgage—including conventional loans, FHA, or VA loans.

3. FHA Title I & Title II Loans

These government-backed loans are perfect for mobile homes.

• Title I is for homes on leased land (like in a park)
  
• Title II is for homes on permanent foundations on owned land
  FHA mobile home loans typically offer lower down payments and better rates than personal loans.
  

4. Personal Loans

Some buyers opt for unsecured personal loans. These are usually a last resort, since they come with higher interest rates—but they can work if you're in a hurry or have a strong credit profile.

Key Differences from Traditional Mortgages

Mobile home financing is different in a few important ways:

• Shorter Loan Terms: You’ll usually see terms of 15 to 20 years, instead of 30.
  
• Higher Interest Rates: Expect 1-3% higher rates than a typical mortgage.
  
• Stricter Property Rules: Lenders often require the mobile home to be newer than 1976, have a HUD tag, and meet certain size standards.
  

Current Mobile Home Loan Rates in California (2025)

Rates vary widely depending on the loan type, your credit, and the lender—but here’s a rough idea of what to expect this year:

• Chattel Loans: 8.5% to 12%
  
• Mortgage Loans (land-owned): 6.5% to 9%
  
• FHA Mobile Home Loans: 6% to 8.5%
  

Rates are trending slightly downward compared to 2024, but your actual offer depends on a few key factors.

Factors That Affect Your Rate

• Credit Score: The higher your score, the lower your rate
  
• Loan Type: FHA and VA loans usually offer better terms
  
• Down Payment: Bigger down payments = lower risk for lenders
  
• Location: Homes in high-demand counties may come with slightly lower rates
  
• Home Condition: Age, size, and model all impact approval and rates
  

How to Qualify for a Mobile Home Loan in California

Lenders have specific checklists for mobile home loans. Here’s what you’ll usually need:

Basic Requirements

• Credit score of 600+ (higher for some lenders)
  
• Debt-to-income ratio below 45%
  
• Proof of steady income
  
• Minimum down payment of 5%–10%
  

Special CA Considerations

California is earthquake-prone, so some lenders may require earthquake insurance. If your home is in a mobile home park, you may also need a lease agreement from the park owner.

Top Lenders for California Mobile Home Loans

You’ve got options here:

1. Banks & Credit Unions

Local credit unions and community banks often have custom mobile home loan programs—especially in rural counties.

2. Specialty Mobile Home Lenders

These companies focus solely on chattel and manufactured home loans. They understand the nuances better than most big banks.

Why Choose Equity Capital Home Loans?

At Equity Capital, we’ve helped hundreds of California buyers finance mobile and manufactured homes—many in as little as 2 to 4 weeks.

Here’s what sets us apart:

• Specialists in Mobile Home Lending
  
• Competitive Rates with Fast Closings
  
• FHA/VA Loan Support
  
• No-Credit-Check Pre Qualifications Available
  

We’re not a faceless lender. We’re your local, friendly team ready to walk you through this from A to Z.

Step-by-Step Application Process

Here’s how it works with us:

1. Determine Loan Type
   Is it chattel, mortgage, FHA, or something else?
   
2. Check Eligibility
   We review your credit, income, and property info together.
   
3. Gather Key Documents
   This includes the home title, HUD data plate, lease agreement (if in a park), and basic financials.
   
4. Compare Lenders
   We shop with multiple lenders to get you the best deal.
   
5. Close in 2–4 Weeks
   Yes, we move fast—because you deserve to be in your new home, not waiting in limbo.
   

Get Pre-Approved Today

If you’re serious about buying a mobile home in California, the first step is easy: get pre-approved. There’s no pressure, no hit to your credit, and no long forms.

Let’s see what you qualify for—we’ll do the heavy lifting so you can focus on moving in.

FAQs

1. Can I get a loan for a mobile home in a park?‍

Yes, through chattel loans or FHA Title I loans.

2. What's the minimum credit score needed?‍

Typically 600, though FHA options may go lower.

3. How much down payment is required?‍

Usually 5%–10%, depending on the loan type.

4. Are there grants for mobile home buyers in CA?‍

Some counties offer first-time buyer assistance programs—ask us to check your eligibility.

5. Can I refinance my mobile home loan?‍

Yes! Both chattel and mortgage loans can be refinanced—especially if your rate is above 8%.

6. What's the oldest mobile home I can finance?‍

Most lenders require homes built after June 15, 1976 (when HUD standards began).

7. Do I need earthquake insurance?‍

Sometimes, yes—especially in quake-prone zones like the Bay Area or SoCal.

8. How long are mobile home loan terms?‍

Most are between 15 and 20 years. FHA can go up to 25 years in some cases.

9. Can I use a VA loan for a mobile home?‍

Yes, if the home is on permanent land you own and meets VA guidelines.

10. Why choose Equity Capital for mobile home loans?‍

We know California, we know manufactured homes, and we’ll make sure you get a fast, fair deal—with zero stress.

Need help navigating your options?
Let’s talk. Whether you’re eyeing a cozy mobile home by the coast or something bigger inland, we’re here to help you finance it the right way—quickly and confidently.