From “just looking” to keys in hand: 6 steps
One team handles every step — here's what to expect.
Buying a manufactured or modular home on your own land is simpler than most people expect — especially when one team handles it all. Here's what happens, and about how long each step takes.
Choose your home
Browse homes online or visit us in New Port Richey. Every home shows a clear home-only price, so you can compare real costs. Take a 3D tour, look at floor plans and ask us anything. Not sure where to start? Tell us your budget, bedrooms and county, and we'll suggest a few homes.
Land and site check
We look at your property: access for delivery trucks, where the home will sit, flood zone, and whether you need a new well and septic or can connect to city water and sewer. Don't have land yet? We can tell you what to look for before you buy a lot. You'll get a written quote that covers the home, plus full install if you want it, plus anything specific to your site.
Financing
Paying cash? Skip ahead. Financing? We work with Innovative Mortgage Services (NMLS #250769) on land-home construction loans — VA, FHA and Conventional. Getting pre-qualified early tells you your real budget.
Permits and ordering
Once you sign and place your deposit (35% for cash purchases; with a loan, your down payment depends on the loan type — see below), we order your home from the factory (if it isn't already on our lot) and apply for county permits. Permit times vary by county — we'll tell you what to expect where you live. Homes on our lot can move faster.
Delivery and installation
Our preferred installer prepares the pad, delivers the home, sets and levels it, and anchors it to Florida wind-zone code. Then we finish the trim, connect electric and plumbing, install the A/C, add steps and skirting, and schedule the county inspections.
Final inspection and move in
After the county signs off and you get your certificate of occupancy, we walk through the home with you and hand over the keys. Your home comes with the manufacturer's warranty, and if something comes up later, you call us.
What can slow things down: permit backlogs, a new well or septic system, land that needs clearing or fill, flood-zone requirements, and weather. We flag these in your quote so there are no surprises.
How much do I need to put down?
Your deposit depends on how you're paying. Your written quote shows your exact amount, and our lending partner, Innovative Mortgage Services (NMLS #250769), confirms what your loan needs.
| How you pay | Typical minimum down | Main requirements |
|---|---|---|
| Cash | 35% deposit to order | Balance due per your contract |
| VA | 0% allowed by VA; many lenders ask about 5% on manufactured homes | Eligible veterans and service members; home on a permanent foundation, titled with the land |
| USDA | 0% | New home on a permanent foundation in a USDA-eligible rural area; income limits apply |
| FHA | 3.5% with a 580+ credit score; 10% with 500–579 | Home on land you own, permanent foundation, taxed as real estate |
| Conventional (MH Advantage) | 3% | Qualifying MH Advantage home; first-time buyer rules may apply |
| Conventional | 5% | Home and land financed together as real property |
Closing costs, land and site work such as a well or septic are separate. Lender rules change and each lender can require more; get pre-qualified to see your real number. Financing subject to credit approval.
Ready to see your price?
Tell us the home you like and your county. We'll send a written quote.