Frequently Asked Questions

What is the Land + Home process and why do you do it in this order?

Our strategic 4-step process maximizes your investment while minimizing risk:

Step 1: Get pre-qualified with financing (protects your budget)
Step 2: Select your perfect home design and features
Step 3: Choose your ideal land location
Step 4: Sign contract and prepare for move-in in 90-120 days

We follow this order because knowing your exact budget first prevents disappointment and ensures every choice fits perfectly within your financial comfort zone.

I really want to move now - why should I wait while you create my Land + Home package?

Because you’ll earn approximately $267 per day in savings while we build your perfect home!

Here’s the math: Our customers historically save an average of $32,000+ compared to buying existing homes on land. Over our typical 120-day timeline, that’s $267 per day in your pocket. Plus, you get exactly what you want instead of compromising on someone else’s choices. Smart buyers invest 4 months upfront to create a lifetime of satisfaction and savings.

How long does the actual timeline run from contract to move-in?

Our typical timeline runs 90-120 days from signed contract to move-in, with most projects completing around the 4-month mark. Here’s how it breaks down:

Days 1-21: Site preparation and utility installation
Days 1-60: Home manufacturing (happens simultaneously)
Days 36-50: Home delivery and placement
Days 50-90: Final connections and finishing work
Days 80-120: Final inspections, walkthrough, and closing

Can I customize my home and what are my options?

Yes! Complete customization is one of our biggest advantages. You’ll select:

Floor plan and home size from our models handbook
Interior finishes (flooring, paint colors, countertops)
Appliance packages and upgrades
Exterior colors and features
Foundation type (based on your financing requirements)

Everything is built to your specifications in a controlled factory environment, then permanently installed on your chosen land.

What financing options are available to me?

We offer multiple financing paths to fit different situations:

Traditional mortgages (FHA, VA, USDA, Conventional) – preferred option
Owner financing (historically 20-25% down, 11% interest, 30-year terms)
Cash purchases

Since your home is permanently installed on owned land, it qualifies for traditional mortgage programs, making financing much simpler than typical manufactured home purchases.

How much does setup and adding utilities cost?

All development costs are included in your package price – no surprises!

Your package includes approximately $110,000 worth of development work:

Site preparation and engineered foundation
Well drilling or water service connection
Septic system installation
Electric service connection and meter
Driveway construction
All permits and inspections

Can I add extras like a fence, garage, or barn?

Absolutely! We coordinate additional improvements including:

Property fencing (perimeter, decorative, or privacy)
Metal buildings, barns, or workshops
Carports or detached garages
Decks, patios, or additional concrete pads
Entry gates, cattle guards, or landscape features

These can be planned during your initial design phase or added later. We work with trusted contractors to ensure quality and proper permits for all improvements.

Can I use my preferred lender or do I have to use yours?

You can absolutely use your preferred lender! We work with any qualified lender. However, we maintain relationships with lenders experienced in manufactured home financing who often provide competitive rates and faster processing. If your lender isn’t familiar with this financing type, we’re happy to introduce you to our preferred partners.

What land can be used for your Land + Home packages?

You have two main options – and you’re NOT limited to only land we already own!

Many buyers think they can only choose from properties we already own, but that’s not true. *One of the best parts about our process is you have access to ALL land sites on the MLS* – not just our inventory.

Here are your complete options:

*Option A: Land we already own*– We go immediately under contract and begin the development process– Faster timeline since due diligence is already complete– Development can start right away

*Option B: ANY suitable land from MLS listings*– You can select from thousands of properties on the MLS– We conduct our own comprehensive due diligence on your chosen property– We purchase that land on your behalf once it passes our development criteria– We execute the full development process– You choose your preferred closing method: – Single closing when development is fully completed, OR – One or two-step construction loan process

*The advantage:* You don’t have to settle for just our property inventory. You have access to the entire MLS market, giving you maximum choice in finding your perfect piece of land. We handle all the acquisition complexity while you get to choose from the full range of available properties.

What land can I choose for my package?

You have three main options for land selection:

Properties we already own and have ready for development
Properties we’ve identified and can acquire for your project
Land you’ve found that meets our development requirements

We focus on rural properties outside city limits, typically 0.5-11+ acres, with reasonable utility access and no deed restrictions against manufactured homes.

Why is your process better than buying an existing home on land?

The numbers and benefits speak for themselves:

Save $32,000+ compared to existing homes on land
Everything brand new with full warranties
Customized exactly to your preferences – no compromises
Modern energy-efficient systems reduce ongoing costs
One contract, one closing, one warranty for everything

Predictable timeline vs. renovation surprises

What happens immediately after I sign my contract?

Within 24-48 hours of contract signing, we simultaneously launch several critical activities: working with our manufacturing partners to begin production of your home, and starting site preparation planning. You’ll receive a detailed project timeline with specific milestones as we begin the process. Also, if not already completed, we will order the “pre-completion appraisal” from your lender with all your custom plans and specs.

Can I track the progress of my home during construction?

Yes! We provide comprehensive progress tracking including regular photo updates of both factory construction and site preparation work. You’ll have direct contact with your project coordinator who provides updates every 2-4 weeks during initial phases, then weekly as we approach completion. We can arrange site visits during appropriate construction phases.

What if weather or other issues delay my timeline?

Our factory-built homes are manufactured in controlled environments, so they’re immune to weather delays. Only site preparation and final installation can be weather-affected. We communicate immediately about any timeline adjustments and work to minimize impacts through proactive scheduling.

How do you ensure my project stays on schedule?

We use systematic project management with dedicated coordinators, established contractor relationships, and parallel processing (home manufacturing happens while site work progresses). Our team has completed hundreds of projects and understands the critical path milestones. We also build buffer time into our estimates for unexpected situations.

Can I make changes during construction?

Changes become increasingly difficult and expensive once construction begins. We work extensively during the selection phase to ensure you’re completely satisfied before we start. If changes are absolutely necessary, we’ll work with you to understand cost implications and timeline impacts. Factory modifications are generally not possible once production starts.

How do I choose my home model if I can't see the exact one on my land?

We have a comprehensive process to ensure confidence in your selection:

Step 1: Review our Common Models with layouts and specifications (this covers about 90% of the types of options you’ll see in the market)
Step 2: Receive detailed renderings, and floor plans with dimensions
Step 4: Access Matterport virtual walkthroughs when available
Step 5: Finalize specifications and confirm expectations match reality

What home manufacturers do you work with?

We partner with premium factories that make the homes for all the large brands you are likely familiar with (including Cavco, Titan, Champion, etc). These factories create complete homes to your specifications with interior finish selections, all appliances, and systems properly installed. We maintain direct relationships to ensure quality control and coordinate delivery schedules.

When do I make my interior and exterior selections?

Home selections happen after you’re financially pre-approved but before signing your final contract. This ensures all customizations fit within your approved budget. You’ll work with our selection specialist to choose flooring, paint colors, countertops, appliances, exterior colors, and any upgrade features. Everything must be finalized before factory production begins.

Can I get a home model that's not in your handbook?

Yes! Our handbook shows our most popular models, but we can access virtually any floor plan from our manufacturing partners. If you have something specific in mind, we’ll work with the factory to provide specifications, pricing, and availability. Custom modifications may be possible depending on the request and manufacturing capabilities.

What's the difference between foundation types and how do I choose?

Foundation type depends primarily on your financing method:

Basic tie-down foundation: Suitable for conventional loans and cash purchases
FHA-approved foundation: Required for FHA loans, includes additional engineering

We’ll coordinate with your lender to determine requirements and ensure your foundation meets all financing standards.

Can I see examples of completed projects?

Due to all our projects being customized for a specific buyer, we don’t have completed homes that aren’t sold. We try to ensure we always get high quality photos and video to give you a good sense of exactly how are completed packages look and feel.

Do I need to be pre-approved before looking at land or homes?

You can explore our available properties and learn about our process before pre-approval. However, before we being detailed home customization and land selection, we require pre-approval to ensure everything fits your budget. This protects both of us from disappointment and wasted time.

What if I'm not pre-approved for as much as I thought?

This is exactly why we require early pre-approval! We can work with you to find solutions including adjusting home selections to fit your budget, looking at different land options, or exploring our owner financing alternatives. It’s much better to have realistic expectations upfront than to be disappointed later in the process.

What are the details of your owner financing terms?

For buyers who don’t qualify for traditional financing, we historically offer owner financing with terms typically including:

20-25% down payment on total package price
11% interest rate
30-year amortization schedule

Specific terms may vary based on property characteristics, individual qualifications, and current market conditions.

What if my property doesn't appraise for the contract price?

We conduct extensive market analysis before pricing and use a pre-completion appraisal process to minimize this risk. The appraisal happens before your final contract, giving us opportunity to address any issues. Our pricing is based on comparable sales analysis to ensure realistic valuations. If appraisal issues arise, we work with you and your lender to find solutions.

Are there any hidden costs or surprise fees?

No hidden costs or surprise fees. Your Land + Home package price is all-inclusive, covering land, home, foundation, utilities connection, driveway, site preparation, and all permits. The only additional costs are:

Standard closing costs (title insurance, recording fees, etc.)
Optional upgrades you choose (priced transparently upfront)
Any additional improvements you request (fence, barn, etc.)

What happens if my traditional financing falls through during construction?

We maintain relationships with multiple lenders and always have backup financing options. If your original lender has issues, we can often connect you with alternative financing sources. As a last resort, we may offer owner financing to complete the transaction. Our pre-completion appraisal process helps prevent most financing issues.

How do you determine the pricing for each package?

Our pricing is based on identifying the home that fits your needs, and finding perfect piece of land that keeps you in your overall budget. Development costs average approximately $110,000; so that has to be factored in on top of the home and land costs. We ensure our complete packages are priced competitively below existing homes on land while providing superior value through customization and warranties.

What makes a property suitable for your Land + Home packages?

We look for properties that meet these criteria:

Outside city limits (rural/unincorporated areas)
Typically 1.5-10+ acres in size
Reasonable utility access (electric, water, septic feasibility)
Good road access for construction and permanent use
No deed restrictions against manufactured homes
Not in flood zones or other high-risk areas

What if I find land I love but you haven't evaluated it yet?

We can evaluate almost any property for development potential! Our due diligence process typically takes 2-3 weeks and covers utility access, soil conditions, zoning compliance, deed restrictions, and development feasibility. If the property meets our criteria and the numbers work, we can move forward with your project.

How do you handle utility connections on rural properties?

We coordinate all utility installations as part of our development process:

Electric: Service extensions and meter installation
Water: Well drilling or connection to existing water service
Septic: System design and installation based on soil conditions

We work with licensed contractors familiar with rural utility requirements and ensure all connections meet code and permit requirements.

What if the property needs a well and septic system?

Most rural properties require wells and septic systems, which we handle routinely. We work with experienced contractors to design systems based on soil conditions and local regulations. Well drilling includes testing and certification. Septic systems are designed for your home size and soil conditions. These costs are typically included in your package price.

How long does the site preparation phase take?

Site preparation typically takes 2-3 weeks and includes:

Site clearing and grading for home placement
Utility trenching and underground installations
Foundation preparation
Driveway construction

This phase happens simultaneously with home manufacturing to optimize your overall timeline.

How is a manufactured home different from a mobile home?

Significant differences make manufactured homes much more like traditional houses:

Permanently installed on engineered foundations – cannot be moved
You own both the land and home with clear title
Connected to permanent utilities (not temporary hookups)
Classified as real property for financing and tax purposes

Qualifies for traditional mortgages and appreciates like site-built homes

What quality standards do your homes meet?

Our homes meet or exceed rigorous quality standards:

Built to HUD (Housing and Urban Development) federal standards
Factory precision often exceeds site-built quality control
Controlled environment construction prevents weather-related issues
Comprehensive manufacturer warranties on structure and systems
Designed for permanent installation and decades of use

Will my manufactured home appreciate in value like a regular house?

Yes! When permanently installed on owned land with proper foundations, manufactured homes appreciate similarly to site-built homes. The land appreciation is often the primary value driver in rural markets. Since you own both the home and land as real property, your investment has the same appreciation potential as traditional real estate. We obviously can’t guarantee home appreciation, but generally homes on land are one of the best residential investments out there.

How do manufactured homes compare for energy efficiency?

Modern manufactured homes often exceed site-built energy efficiency:

Precise insulation installation without gaps common in field construction
Energy Star appliances and efficient HVAC systems
Modern windows and doors with proper sealing
Factory quality control ensures consistent installation

Many buyers report significantly lower utility bills compared to older homes with outdated systems.

What warranty coverage do I receive?

You receive comprehensive warranty coverage on multiple levels:

Manufacturer warranties: Structural components, appliances, and systems
Development warranties: Foundation work, utilities, and site preparation
Contractor warranties: Specific work performed by our subcontractors

We coordinate all warranty service to ensure prompt resolution of any issues – you have one point of contact for everything.

How does homeowner's insurance work for manufactured homes?

Insurance for permanently installed manufactured homes works similarly to traditional homeowner’s policies. Most major insurers provide coverage at competitive rates. We can recommend insurance agents familiar with manufactured homes to ensure proper coverage and competitive pricing.

How are property taxes calculated for my Land + Home package?

Property taxes are calculated on the combined assessed value of the land and permanently installed home, just like any site-built property. The home becomes real property for tax purposes once permanently installed on the foundation. Rural properties often have favorable tax rates compared to urban areas.

Can I sell my Land + Home package like regular real estate?

Absolutely! Your Land + Home package is real property that can be sold, financed, or inherited like any traditional home and land. The manufactured home becomes real property once permanently installed, and both components transfer together with a standard deed. You have the same property rights as any homeowner.

What if there are deed restrictions on the property?

We thoroughly research deed restrictions before purchasing any property and only proceed where manufactured homes are explicitly allowed. Our due diligence process includes reviewing all HOA documents, deed restrictions, and local zoning to ensure full compliance before moving forward with any project.

What happens during the final walkthrough?

Your final walkthrough occurs after construction completion but before closing. During this inspection, we’ll walk through your completed home and property together to:

Test all appliances and systems
Verify all selections were completed correctly
Address any final punch list items
Ensure everything meets your expectations
Coordinate utility transfers for closing

What if I find issues during the final walkthrough?

Any issues found during walkthrough are documented on a punch list and addressed before closing. We have established procedures for rapid response to ensure items are corrected promptly. Closing doesn’t occur until you approve the final completion and all punch list items are resolved to your satisfaction.

How do I coordinate utilities for move-in?

We coordinate the utility transfer process for you. During construction, we maintain temporary service accounts. Before closing, we’ll connect you with utility providers to schedule transfer of service into your name, timed to coordinate with your closing date and move-in plans.

What support do I receive after moving in?

You receive ongoing support through multiple channels:

Comprehensive warranty coverage coordination
Direct contact information for warranty claims
Manufacturer support for home-related issues
Our team support for development-related concerns

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Smart buyers invest 4 months upfront to create a lifetime of satisfaction and savings.

Take our 5-minute quiz to discover your perfect next steps and see how much you could save.

*Timeline and savings based on historical project data. Individual results may vary based on property characteristics, customization choices, and market conditions.

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