Frequently Asked Questions

We serve Ventura County, Santa Barbara County, and San Luis Obispo County, as well as adjacent areas such as Malibu, western Los Angeles County, and southern Monterey County. We stick to these areas to ensure we provide you the best purchasing experience and after sale service. If you’re unsure we serve your area, give is a call!

Park spaces are very rarely empty. If you find an empty space, most likely someone is already in the process of placing a home there and that space is not available. What you will need to look for are older homes for sale. You will have to buy the old home to get access to the space. That old home would then be removed to make way for your new home (we can help with this). Although you’re technically buying the old home, what you’re really doing is buying the right to lease the space the home occupies. This is consequence of having a tight supply of park homesites. Sales price depends on the market desirability of the park and that particular space within the park – the condition/value of the old house itself has little impact on the price you would pay. You can drive through parks looking for homes for sale, look at listings online, or work with a real estate agent to help you with the process.

The easiest way to to find property is to search online listings or work with a real estate agent.

Manufactured homes can be placed wherever it is zoned for housing. So, wherever a site-built home can be constructed, a manufactured home can be placed there. This is as long as there is good access to be able to deliver the home and install it. California law prevents discrimination against manufactured homes. If someone tells you differently, it is most likely illegal.

The cost varies drastically based on home size and where it will be placed. For instance, set up requirement costs are different for mobile home parks vs private property. Further, local requirements and/or your desires can substantially alter the scope of the wok necessary to complete the project. There are 5 costs you will need to keep in mind when purchasing a home:

1. Home Cost (base cost of home plus whatever upgrades you choose)
2. Permit costs
3. Transportation cost (transporting the home from the factory to the new site)
4. Site Work costs (clearing, grading, concrete work, running utility services)
5. Installation cost (setting up the home, hooking up to utilities, and any accessory work you want such as decks, sheds, a garage, etc.)

You are more than welcome to give us a call with the details of what size home you are looking for and where it will be placed, and we can give you a price range estimate on what your project will cost.

Yes, manufactured homes can be financed, although not every bank will lend on a manufactured home. For your convenience, we have created a list of lenders that we know do lend. This list may not include all possible lenders. You can find the list here – Lenders

Notable, you do not pay sales tax on a new home used as a residence. Property tax is determined by the county assessor and you are billed yearly. The property tax roll and tax amount depends on where/how the home is installed:

1. House location where the house is not attached legally (either you rent the space or you own the land but did not legally attach the house to the land): the home will be taxed as personal property.
2. House location that you own and house legally attached to land: a 433A will be recorded and the home will be taxed as a fixed part of the land just like any other conventional home

1. We will evaluate your site. We will measure your space at a mobile home park or visit your property to see if we can get a home to the site and installed there. By evaluating the site, we will be able to figure out what size home you will be able to purchase.
2. Choose a floor plan. Based on the size you will be able to fit on the site, you will choose the best floor plan for your needs.
3. For private property, once a floor plan is chosen it is best to start the permit process. You can acquire the permits yourself or hire a permit processor. The permit process can take anywhere from 6 months up to a year or more. It depends on what is needed for your particular project and the jurisdiction.

   For mobile home parks, we typically obtain permits for the project.

4. Choose your house features and décor options. Choose cabinets, countertops, paint, flooring, etc.
5. Open Escrow – All manufactured home purchases by state law must go through an escrow. We will assemble all your project costs based on your desires and project requirements. When you are comfortable with the pricing for your project, we can open an escrow account.  This is required before placing the home order.
6. Order home. The order will be placed with the factory so you get in the queue for your home to be built. No more changes can be made once the order is given to the factory.
7. Site preparation typically begins shortly before thew new home arrival.

   If being placed in a mobile home park, we will remove the old home, clear the lot, and do the necessary prep work to move the new home into place.

   If the home is being placed on private property, we will start doing the required removal of trees/brush, and grading.

8. Home delivered to your site
9. Home installation, along with build accessories (steps, decks, garage, etc.), final site preparations (concrete flatwork, final grading), and connect utility services.
10. Inspections by the governing enforcement agency.
11. Escrow closed, You get the keys!

1. You should consider a manufactured house if you are looking to get the most for your “Housing Dollar”. Construction costs for manufactured homes average anywhere from 20 – 50% less than a comparable site-built house.
2. Manufactured homes are built in much less time than site-built homes.
3. Today’s manufactured homes offer the quality construction, modern amenities, and livability you are seeking … at a price that fits your budget!
4. Manufactured homes are an affordable way to purchase a quality home, that can be built and be move-in ready faster than a standard site-built home.
5. Manufactured homes are built to the same high standards, with the same materials as a site-built home, and we back that quality with a best-in-industry 7-year warranty.

The simplest answer is both are built in a factory but modular homes are built to the local building code whereas manufactured homes are built to the federal building code. To read an in-depth explanation read here – Manufactured vs Modular

Manufactured homes built today are expected to last a lifetime if they are well-maintained just like any other home since they are built with the same materials as a site-built home.

No, typically there is no credit to you since it costs money to prep the home to be removed, transported, and disposed of. Whatever value your home has is balanced by the removal costs. It is very rare a mobile home park will allow an old home to be placed in their park and there really isn’t a market for old homes so depending on the condition of the home, it will either be sent to the dump or Mexico.

Since there are so many models to choose from, it just isn’t feasible to have a model built for every floor plan. Still, let us know what you’re searching for and perhaps we can help.

There are more floor plan options than just our display homes. Our display homes are meant to be a visual for you to get a feel for what size home and configuration will work for you plus a feel for what décor options you can choose from. That said, by no means are those the only purchase options you have. We have lots more floor plans and features to choose from!

Questions to consider:

1. How long has the retailer been in business?
2. Are they willing to come visit your property to determine feasibility?
3. Do they have model homes for you to examine?
4. What design options are important to you?
5. Does your dealer offer a 7-year home warranty?
6. Can your dealer help you throughout the entire process? Permits? Installation?

BEWARE of out of state sellers! Read more here: Warning

For an in depth, step by step process head on over here – Private Property Installation

Our homes are built sustainably and the option to be energy star certified! To read more about the material used, check out this – Building Green

For an in depth, step by step process head on over here – Private Property Installation