HELOC on Manufactured Home: How to Qualify in 2026

Good news: Yes, you can get a HELOC on a manufactured home.

The catch? Requirements are stricter than traditional stick-built homes. Your manufactured home needs to meet specific criteria, and not every lender offers this product.

Here's exactly what lenders require—and what to do if your home doesn't qualify.

Can You Get a HELOC on a Manufactured or Mobile Home?

Yes, but with conditions:

Must meet ALL of these:

• Built after June 15, 1976 (HUD code compliance)
• Permanently affixed to a foundation
• You own the land beneath it
• Titled as real property (de-titled from DMV)

The key distinction: If your home sits on wheels, on a rented lot, or is still titled as a vehicle, you can't get a HELOC. It needs to be treated like real estate—because that's what secures the loan.

Understanding the Terminology

The terms get confusing. Here's what matters:

Mobile Home: Technically, any factory-built home made before June 1976. Also used colloquially for all manufactured housing.

Manufactured Home: Factory-built home made after June 1976 to HUD code standards. This is what most lenders mean when they say "manufactured home."

Modular Home: Factory-built in sections, assembled on-site to local building codes. These typically qualify for regular home loans without extra requirements.

For HELOC purposes, lenders care whether your home meets HUD code standards and is classified as real property—not what you call it.

Requirements for Manufactured Home HELOC

Expect stricter standards than traditional homes:

Permanent Foundation Requirements

Your home must be:

• On a permanent foundation (not wheels or jacks)
• Foundation meets HUD/FHA guidelines
• Anchored and skirted properly
• Utilities connected through foundation

A foundation certification may be required. If your home was never properly set on a foundation, this could be a significant hurdle.

Land Ownership

You must own the land under the home. If you're in a mobile home park paying lot rent, you typically can't get a HELOC.

Exception: Some lenders offer chattel loans (loans secured by the home itself, not the land) for homes on leased land—but these aren't HELOCs and usually have higher rates.

Real Property Title

Your manufactured home must be "de-titled"—removed from the DMV system and titled as real property with your county recorder.

If your home still has a vehicle title, you'll need to go through the conversion process before applying for a HELOC.

Which Lenders Offer Manufactured Home HELOCs?

Not all lenders serve this market. Here's where to look:

Credit Unions: Often more flexible with manufactured homes. Local credit unions may be particularly accommodating.

Specialty Lenders: Companies like 21st Mortgage and Vanderbilt Mortgage specialize in manufactured housing finance.

Regional Banks: Smaller banks in areas with more manufactured homes may have specific programs.

Big Banks: Most major national banks don't offer HELOCs on manufactured homes, or have very restrictive criteria.

Expect to shop around. This isn't a product every lender carries. Getting quotes from 3-5 lenders is smart.

What If You Don't Qualify?

If your manufactured home doesn't meet HELOC requirements, you have options:

FHA Title I Loan

• Up to $25,000 for home improvement
• Doesn't require your home to be real property
• Fixed rates, 20-year terms available
• Lower credit requirements

Personal Loan

• Unsecured (doesn't use home as collateral)
• Higher rates (10-20%) but easier to qualify
• Good for smaller amounts ($5,000-$50,000)
• Fast funding

Cash-Out Refinance

• Refinance existing mortgage with larger loan
• Take difference as cash
• May be easier to find lenders than HELOC
• Replaces your current mortgage

Chattel Loan

• Secured by the home only (not land)
• Available for homes on leased lots
• Higher rates than traditional mortgage products
• Specialized lenders

Manufactured Home HELOC Rates

Expect rates to be higher than traditional home HELOCs:

• Traditional home HELOC: ~7.25% average
• Manufactured home HELOC: ~8.25-9.00% typical
• Premium: Usually 0.5-1.5% higher

Why higher? Manufactured homes depreciate differently than stick-built homes, and there's a smaller resale market. Lenders charge more to offset perceived risk.

Getting Started: Your Checklist

Before applying for a manufactured home HELOC:

• Confirm build date - Must be June 15, 1976 or later
• Verify foundation - Permanent, meets HUD standards
• Check title status - Should be real property, not vehicle
• Confirm land ownership - You own the lot, not leased
• Estimate equity - Need 20%+ remaining after HELOC
• Check credit score - 640+ minimum, 680+ for better rates
• Research lenders - Focus on credit unions and specialty lenders

The Bottom Line

Getting a HELOC on a manufactured home is possible—but requires meeting specific criteria and finding the right lender.

The keys: permanent foundation, land ownership, real property title, and at least 20% equity. Meet those requirements, and you can access your home's equity just like traditional homeowners.

At HonestCasa, we work with lenders who serve manufactured homeowners. Check if you qualify →

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FAQ

Can I get a HELOC on a mobile home in a park?

Usually no. Most HELOCs require you to own the land beneath your home. Homes on rented lots in mobile home parks typically don't qualify.

What's the difference between manufactured and mobile home for HELOC purposes?

Lenders care about the HUD code build date (June 1976) and whether your home is titled as real property. Homes meeting these standards can qualify regardless of what you call them.

Do I need to own the land to get a HELOC on a manufactured home?

Yes. Land ownership is typically required. The HELOC is secured by both the home and the land as a single piece of real estate.

What credit score do I need for a manufactured home HELOC?

Most lenders require 640 minimum, with better rates at 680+. This is higher than the 620 often accepted for traditional homes.

Are manufactured home HELOC rates higher?

Yes, typically 0.5-1.5% higher than traditional home HELOCs due to perceived higher risk.