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. No impact to your credit score.
Loan Product | Interest Rate | APR |
|---|---|---|
| 30-year fixed rate FHA mortgage | 6.13% | 6.80% |
| 30-year fixed rate FHA refinance | 7.21% | 8.26% |
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.
Ratings and reviews are from real consumers who have used the lending partner’s services.
Ratings and reviews are from real consumers who have used the lending partner’s services.
580
3.5%
50 to 55%*
$8,512
We chose PennyMac as the best FHA loan lender because they have easier requirements, lower loan costs than other top FHA lenders, three of the four popular FHA programs, and make their FHA rates information easy to find.
PennyMac allows FHA borrowers to have higher DTI ratios than most other top lenders and do not raise their credit score and down payment minimums above normal FHA qualifications. The lender offers three of the four popular FHA loan programs: purchase, streamline refinance, and cash-out refinance. The only popular FHA loan Pennymac does not offer is an FHA 203(k) loan, a type of FHA loan used for construction.
Pennymac is also one of the few lenders we came across that place FHA loan rates front and center in their general rate information. The only limitation is that the rates interface doesn’t allow you to filter any factors — for customized rates, you’ll have to bite the bullet and complete the form.
PennyMac is a large mortgage lender based in California, offering home loans in all 50 states and some U.S. territories.
Available FHA loan programs:
Additional loan products:
You’ll have the best chance of qualifying for a mortgage with PennyMac if you have:
PennyMac doesn’t share the exact minimum requirements it uses to approve applications, but most of their customers met these qualifications, according to nationwide data from 2023.
580
3.5%
43%
$8,073
We chose Flagstar Bank as the best FHA loan lender for an online experience because they provide many helpful online resources including rates, product guides, and loan applications.
Flagstar Bank doesn’t offer a huge variety of FHA loan products, but it does provide a stellar online experience. Flagstar publishes rates online, offers helpful product information and resources about mortgage lending on its website and has a convenient online application. And if you’re hoping for the option to visit a brick-and-mortar location, you may be in luck: Flagstar operates branches in a handful of states across the country.
Flagstar, established in 1987, is the third-largest savings bank in the U.S. and issues home loans in all 50 states.
Available FHA loan programs:
Additional loan products:
You’ll have the best chance of qualifying for a mortgage with Flagstar if you have:
Flagstar doesn’t share the exact minimum requirements it uses to approve applications, but most customers met these qualifications, according to nationwide data from 2023.
Ratings and reviews are from real consumers who have used the lending partner’s services.
Ratings and reviews are from real consumers who have used the lending partner’s services.
600
3.5%
43%
$11,690
We chose AmeriSave Mortgage as the overall best FHA loan lender for access to mortgage rates online because they offer a customizable rate tool on their website, as well as many other helpful online resources.
AmeriSave specializes in digital mortgages and offers a strong online experience, including an online application and personalized rate information. The company provides a robust suite of FHA loan programs (three of the four popular types) and updates their rates regularly. Most notably, AmeriSave allows you to customize rates on their site to your situation.
AmeriSave Mortgage is based in Atlanta and lends to borrowers in 49 states (New York excluded) and the District of Columbia.
Available FHA loan programs:
Additional loan products:
You’ll have the best chance of qualifying for a home loan with AmeriSave Mortgage if you have:
AmeriSave doesn’t share the exact minimum requirements it uses to approve applications, but most customers met these qualifications, according to nationwide data from 2023.
500 to 580*
3.5%
50%
$8,170
We chose Fairway as the best lender for FHA 203(k) renovation loans because it offers both standard and limited 203(k) loans plus a strong array of other FHA loan types, a low loan denial rate and a large network of brick-and-mortar locations.
Fairway offers both types of FHA 203(k) loans: standard, for structural renovations or projects costing more than $35,000 and limited, for non-structural improvements up to $35,000. That’s on top of a strong array of FHA purchase and refinance loans. And, although a handful of other lenders in our pool also offer FHA 203(k) loans, Fairway has the added benefit of both online mortgage services and a large network of branches. This caters to borrowers who value in-person service as well as convenience.
You’ll also have a great chance of approval, as Fairway boasts one of the lowest denial rates we saw among major lenders: 6.4%. Based on 2023 data gathered through the Home Mortgage Disclosure Act (HMDA).
Fairway is a large mortgage lender based in Madison, Wisconsin, and Carrollton, Texas. It issues mortgage loans in all 50 states and the District of Columbia.
Available FHA loan programs:
Additional loan products:
You’ll have the best chance of qualifying for a mortgage with Fairway if you have:
Fairway doesn’t share the exact minimum requirements it uses to approve applications, but most of their customers met these qualifications, according to nationwide data from 2023.
Ratings and reviews are from real consumers who have used the lending partner’s services.
Ratings and reviews are from real consumers who have used the lending partner’s services.
500 or 580*
Not disclosed
43%
$9,079
We chose Carrington Mortgage Services as the best FHA lender for bad credit loans because they offer FHA home loans to borrowers with a credit score as low as 500.
If you’re looking for a lender that’s willing to take a chance on borrowers with low credit scores, Carrington could be a great choice for you. The company not only offers a variety of FHA loans, but it’s also willing to accept borrowers with a minimum 500 credit score, which is about 150 points below the average required score for the other lenders we reviewed.
Carrington Mortgage Services is based in California and services loans in all 50 states, with licenses to lend in 48 states.
Available FHA loan programs:
Additional loan products:
You’ll have the best chance of qualifying for a home loan with Carrington Mortgage Services if you have:
Carrington doesn’t share the exact minimum requirements it uses to approve applications, but most customers met these qualifications, according to nationwide data from 2023.
LendingTree’s mortgage interest rates forecast cautions that homebuyers shouldn’t expect any major rate drops that would significantly affect affordability. Even though the Federal Reserve to cut rates three times in late 2024, 30-year mortgage rates have remained well above 6% and the housing market continues to be expensive, with the median price of a home being $407,200 in the fall of 2024.
In the final months of 2024, the average interest rate for a 30-year FHA loan was 6.49% and the average monthly FHA mortgage payment was $1,842. For now, rate trends do not show any consistent declines and experts are not expecting rates to drop in the near future.
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.
To determine the best FHA loan lenders, we reviewed data collected from more than 30 lender reviews completed by the LendingTree editorial staff.
Each lender review gives a rating between zero and five stars based on several features including digital application processes, available loan products and the accessibility of product and lending information. To evaluate FHA-specific factors, we awarded extra points to lenders that publish FHA mortgage rates online, offer at least four FHA loan types (FHA purchase loans, FHA streamline refinances, FHA cash-out refinances, FHA 203(k) loans) and adhere to the 580 minimum credit score guidelines set by the FHA.
Our editorial team brought together all of the data about lenders in our lender reviews — as well as the scores awarded for FHA-specific characteristics — to find the lenders with a product mix, information base and guidelines that best serve the needs of FHA loan borrowers. To be considered for our “best overall” pick, lenders had to be able to issue mortgages in at least 35 states.
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