Question 1

Do I need land to buy a home?

Accepted Answer

Not necessarily. If you already have land, we check together whether it's ready. If you don't, we help you find it in the counties we work in. We also handle land-plus-home packages.

Question 2

Are the homes new or used?

Accepted Answer

We sell new homes straight from the factory. You pick the model and the factory builds it. Nobody has lived in it before you.

Question 3

What's the difference between single wide, double wide and triple wide?

Accepted Answer

A single wide is one section, narrower and more affordable. A double wide is two sections joined together on your land, with more space and more bedrooms. A triple wide is three sections and it's the largest option. The more sections, the more transport and installation cost.

Question 4

Can I change the floor plan or the finishes?

Accepted Answer

Yes, on most models. You can pick things like the exterior color, the floors, the kitchen and some bathroom details. The options change by factory and model. We show you exactly what you can change before you order.

Question 5

Does the home come with appliances?

Accepted Answer

It depends on the model. Most include a stove and refrigerator, and some come with a dishwasher or microwave. We tell you exactly what your model includes before you sign, with no surprises.

Question 6

How long from ordering to moving in?

Accepted Answer

Usually between 8 and 20 weeks. The time depends on the factory, your county's permits and how ready your land is. We keep you posted at every step so you know where your home is.

Question 7

What warranties does the home have?

Accepted Answer

The factory gives a written warranty on the new home. Equipment like the stove or the AC has its own manufacturer warranty. We hand you all the warranty paperwork on delivery day.

Question 8

Do you take my used mobile home as part of the payment?

Accepted Answer

We look at it case by case. It depends on the year, the condition and where the home is. Send us photos on WhatsApp and we'll tell you if we can help.

Question 9

Can I buy a mobile home to rent it out?

Accepted Answer

Yes. We work with investors who buy one or several units to rent or resell. Since they're not in a park, there are no HOA rules limiting you.

Question 10

What if I just want to look, with no commitment?

Accepted Answer

That's fine. Message us on WhatsApp and we'll send you information with no pressure. We'd rather you understand the process well before making a decision this big.

Question 11

Can I apply with an ITIN?

Accepted Answer

Yes. We work with lenders who finance mobile homes for ITIN buyers, with no Social Security number. You need your ITIN letter, a valid ID and proof of income. We explain the whole process on our ITIN financing page.

Question 12

Do I need perfect credit?

Accepted Answer

No. Our lenders do not require a minimum score and they work with people who have little credit or no credit. What matters more is your payment history and being able to prove your income. Pre-qualification usually comes back in 48 hours.

Question 13

What kinds of loans exist for manufactured homes?

Accepted Answer

There are several. A chattel loan covers only the home, without the land, and gets approved faster. FHA Title I is a government-backed loan for manufactured homes. If the home is set permanently on land you own, it sometimes qualifies as real property and you can use a traditional mortgage. And paying cash is always an option.

Question 14

Do I need a down payment?

Accepted Answer

Yes, a down payment is always needed. How much depends on the lender, the loan type and your situation. We don't publish the amount because it changes case by case. Message us and we'll give you the real number for your case.

Question 15

Does applying affect my credit?

Accepted Answer

Pre-qualification is a soft pull that does not affect your score. We never send anything without your permission and we explain every step before we take it.

Question 16

Can I pay cash?

Accepted Answer

Yes, and the process is faster. There's no waiting for approval or bank paperwork. We still handle the transport, the installation and the permits with you.

Question 17

Are you the bank?

Accepted Answer

No. We're a licensed dealer in the state of Georgia. We help you prepare your application and send it to lenders who know these homes. The lender is the one who decides and sets the terms.

Question 18

Can I put a mobile home on any land?

Accepted Answer

No. Every county and city has its own zoning rules. Some parcels allow manufactured homes and others don't. Before you buy anything, we check the zoning on your land.

Question 19

How do I know if my land is ready?

Accepted Answer

We check four things: truck access, water, electricity, and sewer or septic. Then we tell you exactly what's missing and what it would cost. Send us the address on WhatsApp and we'll check it.

Question 20

How much land do I need?

Accepted Answer

It depends on the size of the home and your county's rules. You usually need enough room for the home, the setbacks the county requires, and the septic system if it applies. We help you confirm it before you buy.

Question 21

Do I need septic or can I connect to city sewer?

Accepted Answer

It depends on where your land is. In rural areas you usually need septic. In city areas you can often connect to public sewer. The county is the one that determines it.

Question 22

Do you help me find land?

Accepted Answer

Yes. We help you look in Gwinnett, Hall, Jackson, Barrow and Walton, or we show you the parcels we have available.

Question 23

Do I need county permits?

Accepted Answer

Yes, almost always. Permits are needed to install the home and for the connections. We guide you through the process so you don't get lost in the paperwork.

Question 24

Which counties do you work in?

Accepted Answer

We work mainly in Gwinnett, Hall, Jackson, Barrow and Walton. If your land is in another Georgia county, ask us and we'll check it.

Question 25

How long do delivery and installation take?

Accepted Answer

Once the home leaves the factory, transport and installation usually take one to three weeks. It depends on the weather, the access to your land and the county inspections.

Question 26

Who transports the home?

Accepted Answer

Authorized haulers with insurance and Georgia permits. We coordinate everything. You don't have to find or hire anyone.

Question 27

What does installation include?

Accepted Answer

We set the home on its foundation, level it, anchor it, join the sections on a double wide, and connect water, power and sewer. We also finish the interior details where the sections meet.

Question 28

Do these homes hold up in strong winds?

Accepted Answer

Yes. All new homes are built to the HUD code, which requires anchoring and wind resistance. Georgia has two wind zones and your home is built for the zone it will sit in. We make sure to order the right model for your location.

Question 29

What is skirting and do I need it?

Accepted Answer

Skirting is the material that covers the space between the floor of the home and the ground. It protects the pipes from the cold, keeps animals out and makes the home look finished. Many counties require it.

Question 30

Do I need to buy the air conditioning separately?

Accepted Answer

It depends on the model. Some already come with the system included and others don't. If it isn't included, we install it with our own HVAC crew.

Question 31

Can I live in the home as soon as it's installed?

Accepted Answer

Usually the county has to do a final inspection and give you the certificate of occupancy. As soon as that approval comes through, you can move in.

Frequently asked questions

Buying

Financing

Land

Delivery and installation

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