Yes, you can get an FHA loan on a manufactured home — as long as it was built after 1976 and meets other FHA guidelines. The FHA offers two loan programs for manufactured homes, known as Title I and Title II loans.
Compare FHA loan offers to get the lowest rates and save thousands
Loan Product | Interest Rate | APR |
|---|---|---|
| 30-year fixed rate FHA mortgage | 5.86% | 6.55% |
| 30-year fixed rate FHA refinance | 6.45% | 7.18% |
Average rates disclaimer Current average rates are calculated using all conditional loan offers presented to consumers nationwide by LendingTree’s network partners over the past seven days for each combination of loan type, loan program, and loan term. Rates and other loan terms are subject to lender approval and not guaranteed. Not all consumers may qualify. See LendingTree’s Terms of Use for more details.
Interest rates have been trending downward since late spring and it’s likely they’ll continue to drop. LendingTree’s mortgage rates forecast expects the Federal Reserve to cut rates at least once more this fall, which means that rates should move closer to 6% by the end of 2024.
FHA interest rates are typically lower than conventional loan rates. However, when you add in the cost of FHA mortgage insurance, FHA loans may end up being more expensive than comparable conventional loans. That’s why it’s important to keep an eye on the total loan costs of any mortgage you’re considering, not just the interest rates.
The exact amount you’ll pay in mortgage insurance premiums will vary based on your loan amount, loan term and loan type. For example, an FHA borrower with a $300,000 purchase loan can expect to pay $5,250 in upfront fees, and between $450 and $2,250 in annual premiums thereafter.
FHA loan rates change day to day, but the table below should give you an idea of how your credit score may affect the FHA loan rates you’re offered. We’ve calculated the premium (↑) or discount (↓) you’ll pay versus average FHA and conventional loan rates. A premium is an amount paid above a standard or basic cost, while a discount refers to the money you’ll save compared to a standard or basic cost. Here, we’ve used average FHA and conventional loan rates as the standard.
| Description | Credit score | FHA interest rate | Vs. average FHA rate | Vs. comparable conventional loan |
|---|---|---|---|---|
| Above average credit scores for an FHA loan borrower | 800+ | 5.55% | ↓ 0.36% | ↓0.63% |
| 780-799 | 5.51% | ↓ 0.40% | ↓ 0.69% | |
| 760-779 | 5.58% | ↓0.33% | ↓0.70% | |
| 740-759 | 5.61% | ↓0.30% | ↓ 0.76% | |
| 720-739 | 5.69% | ↓0.22% | ↓ 0.84% | |
| 700-719 | 5.74% | ↓0.17% | ↓ 0.92% | |
| 680-699 | 5.76% | ↓0.15% | ↓ 1.02% | |
| Average scores for an FHA loan borrower | 660-679 | 5.87% | ↓0.04% | ↓ 1.01% |
| 640-659 | 5.92% | ↑ 0.01% | ↓ 0.97% | |
| Below average scores for an FHA loan borrower | 620-639 | 6.03% | ↑ 0.12% | ↓0.88% |
| 250-619 | 6.24% | ↑0.33% | ↓ 1.04% |
All calculations based on data from ICE Mortgage Technology.
As you can see, your credit score can greatly affect the rate you’ll pay on an FHA loan. The higher your score, the more you stand to save. However, even borrowers with below-average scores can expect interest savings by going with an FHA loan instead of a comparable conventional loan.
| Pros | Cons |
|---|---|
Lower interest rates. You'll likely find that FHA loan rates are lower than rates on conventional loans. Lower credit score minimum. You can qualify with a credit score as low as 500. Small down payment requirement. You can qualify with as little as 3.5% down. Less paperwork. You may qualify for FHA streamline refinance options that don’t require income verification or a home appraisal. | Higher total costs. Your APR may be higher compared to a similar conventional loan, due to FHA mortgage insurance. Higher monthly payments. Your monthly payment may be higher — even if your rate is lower — due to mortgage insurance charges. Higher risk. You may end up with a higher-priced mortgage loan, which is more likely to become unaffordable over time. |
You’ll need to meet the minimum requirements below to be approved for an FHA loan.
| Down payment | 3.5% with a 580 credit score10% with a 500 to 579 credit score |
| Credit score | 580 with a 3.5% down payment500 to 579 with a 10% down payment |
| Debt-to-income (DTI) ratio | 43%, with exceptions up to 50% |
| Occupancy | Must live in the home as your primary residence |
| Employment | Stable two-year employment history, no income limits |
| Assets | Down payment can be gifted by an employer, relative, close friend or charitable organization |
| Loan limits | $524,225 is the limit for a one-unit home in most parts of the country in 2025; higher FHA loan limits may be available in high-cost areas. |
Yes, you can get an FHA loan on a manufactured home — as long as it was built after 1976 and meets other FHA guidelines. The FHA offers two loan programs for manufactured homes, known as Title I and Title II loans.
You may not qualify for an FHA loan if you have a credit score below 500, you’re carrying too much debt already or you can’t save at least a 3.5% down payment. In addition, you’ll need to meet a slew of FHA requirements related to your financial picture, employment history and your future home itself.
Current FHA loan rates for a borrower with a 700 credit score are around 5.74%. Rates change daily but, for comparison, that’s 92 basis points lower than the current average conventional loan interest rate. Have a look at the chart above to explore how different credit scores affect FHA loan rates.
Yes. A variety of FHA adjustable-rate mortgages (ARMs) are available with introductory fixed-rate periods of one, three, five, seven or 10 years. Once the initial fixed-rate period ends, the rate will adjust, meaning your monthly payment will likely fluctuate for the remainder of the loan term.
If you can’t qualify for a conventional loan because your credit score is too low, it makes sense to look into an FHA loan. However, if you can avoid expensive FHA mortgage insurance, you likely should consider a conventional loan.
There are many low-down-payment loan programs available to conventional borrowers, especially if you’re a first-time homebuyer. You can also look into down payment assistance programs.
FHA mortgage insurance is mandatory for the life of an FHA loan with a 3.5% down payment. With at least a 10% down payment, you’ll pay the premiums for 11 years. To get rid of these payments sooner, you can refinance to a conventional mortgage.