Can You Use a VA Loan for a Mobile Home? Save Big in 2025

Think VA loans are just for white picket fences and traditional homes? Think again.

For veterans seeking affordable housing, manufactured and modular homes can be an ideal route to ownership—especially when paired with the unbeatable benefits of a VA loan. Whether you're looking to save on monthly costs, live in a rural setting, or downsize without sacrificing comfort, mobile homes could be your most strategic housing decision yet.

This guide reveals how VA loans apply to mobile, modular, and manufactured homes—including cost-saving insights like zero down, no PMI, and waived commission fees through partners like reAlpha.

• Yes, eligible borrowers may use a VA loan to finance a mobile, manufactured, or modular home, provided the property meets both HUD and VA standards.
• VA loans may require no down payment, no private mortgage insurance (PMI), and generally offer competitive interest rates.
• The property must be the borrower's primary residence and affixed to a permanent foundation to meet VA eligibility requirements.
• Not all lenders offer VA loans for manufactured homes. VA-experienced lenders—like those available through Be My Neighbour—can help you find appropriate options.
• If you purchase a home through reAlpha, commission fees may be waived, which could reduce upfront costs. This varies by transaction and should be confirmed directly with the service provider.

Yes, you can use a VA loan to purchase land with a mobile home. For full guidance, visit our VA land loan blog.

While VA doesn’t set strict age or size limits, most lenders prefer homes under 20 years old and 400+ sq ft. The home must not have been relocated. See our full loan requirement checklist.

A VA loan is a mortgage option backed by the U.S. Department of Veterans Affairs. It is available to qualified veterans, active-duty service members, and certain surviving spouses. VA loans are issued by private lenders and guaranteed in part by the VA.

• Eligible veterans with qualifying service
• Active-duty service members with at least 90 continuous days
• Certain members of the National Guard or Reserves
• Surviving spouses (under specific conditions)

You can verify your eligibility through the VA’s eBenefits portal.

Check your VA Certificate of Eligibility to confirm.

• No down payment is required in most cases
• No monthly private mortgage insurance (PMI)
• Competitive interest rates based on credit and market conditions
• Flexible credit qualification standards
• One-time VA funding fee (which may be rolled into the loan)

For first-time homebuyers, these benefits may offer lower upfront costs—especially for homes under $100K. Always consult with a VA-approved lender for a cost breakdown based on your qualifications.

Short answer: Yes, but there are specific criteria.

VA Mobile Home Loan Requirements:

• Primary Residence Only: The home must be your intended primary residence. Investment or second homes are not eligible under VA guidelines.
• HUD Standards: The unit must comply with HUD safety and construction codes.
• Permanent Foundation: The home must be affixed to a permanent foundation and sited on land owned or being purchased with the home.
• VA Appraisal Required: A VA-certified appraiser must confirm the property’s value and condition.

Lenders may also impose additional guidelines (called “overlays”). That’s why it’s helpful to work with a lender familiar with VA mobile home loans.

Curious about home standards? Read VA appraisal requirements

Not all factory-built homes meet VA guidelines. Here’s what generally qualifies:

Eligible Mobile Home Types:

• Single-Wide Units: Typically 600–1,300 sq ft
• Double-Wide Units: Usually 1,000–2,300 sq ft
• Modular Homes: Assembled on site; often treated similarly to site-built homes by underwriters

Key Requirement: The structure must be installed on a permanent foundation and comply with both HUD and VA construction and safety codes.

Note: Modular homes may have a smoother approval process due to construction and design similarities with traditional homes.

Your step-by-step guide:

Apply online via the VA eBenefits portal or request assistance from your lender.

Not all lenders finance manufactured homes. Be My Neighbour helps connect borrowers to VA-participating lenders familiar with these transactions.

Note: Lender participation and program availability may vary by state and lender.

• Must meet HUD Code construction requirements
• The VA-certified appraiser must verify the value and condition

After approval, finalize your loan documents and complete the purchase. Welcome to your new home!

Let’s compare average costs, based on sample scenarios:

With proper guidance and a VA-eligible property, mobile and manufactured homes can be a cost-effective route to homeownership for veterans. Partnering with experienced VA professionals—and exploring commission-free tools—may help reduce stress and out-of-pocket costs.

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If you’d like a deeper dive or one-on-one guidance, reach out to Be My Neighbor Mortgage, LLC (NMLS #1743790)—we’re here to help you navigate all the nuances so you can harness your well-deserved VA home loan benefits to the fullest.

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Be My Neighbor Mortgage, LLC (NMLS #1743790) | Equal Housing Lender. This document is for educational purposes and not a commitment to lend. Loan approval is subject to credit and underwriting guidelines. VA guidelines are subject to change—always confirm the latest info with your lender or the VA Lender’s Handbook.

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Yes—but with conditions. The mobile or manufactured home must still meet VA and HUD standards, and it must be permanently affixed to a foundation. If you're not purchasing the land, the home must be placed on a VA-approved leased lot. Keep in mind, that not all lenders offer loans for this setup, so it’s crucial to work with a VA-experienced lender like Be My Neighbour Mortgage, LLC to explore your options.

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Yes. Most lenders prefer homes that are less than 20 years old and at least 400 square feet (single-wide) or 700+ square feet (double-wide). The home must also have never been moved from its original location. While the VA doesn't impose strict size or age limits, individual lender overlays may apply—another reason to work with a specialist familiar with mobile home lending.

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Yes, refinancing is possible if the home was originally purchased using a VA loan and still meets VA requirements. You can explore VA Interest Rate Reduction Refinance Loans (IRRRLs) to lower your rate or a VA cash-out refinance if you have equity. Your home must still be affixed to a permanent foundation and serve as your primary residence.