How Mobile Homes Can Qualify for Financing in South Carolina

If you’ve been eyeing an affordable home in the South Carolina Lowcountry — especially in scenic areas like Cross, Moncks Corner, or rural Berkeley and Dorchester Counties — you’ve likely come across mobile homes (also known as manufactured homes). But one of the biggest questions buyers have is: Can I finance a mobile home like a traditional home?

The answer? Yes — with the right steps in place. Here's how it works:

✅ Step 1: Affix the Mobile Home to the Land

In order to be considered real property (instead of personal property), a mobile home must be permanently affixed to the land it sits on. That means:

• It must sit on a permanent foundation, not just blocks or skirting

• The home must be installed according to the HUD permanent foundation standards

To prove this, a licensed structural engineer needs to complete a foundation certification report showing that the mobile home has been affixed to the land properly and permanently. This report is essential and required by most lenders.

✅ Step 2: Retire the Title With the South Carolina DMV

When mobile homes are originally purchased, they’re titled as personal property, much like a car.
To be eligible for most types of financing, the home must be “de-titled” or “retired” — officially converting it from personal property to real property.

In South Carolina, this process involves:

• Submitting documentation to the Department of Motor Vehicles (DMV)

• Providing proof that the home is permanently affixed (engineer’s report)

• Recording the retirement of the title with your county Register of Deeds

⚠️ Important Note:
To qualify for traditional financing (FHA, VA, USDA, or Conventional loans), this must be the first and only time the mobile home is retired.
If a mobile home has been moved after being affixed and retired once before, it becomes ineligible for many financing options.

✅ Step 3: Secure Financing as Real Property

Once the mobile home is affixed, certified, and officially retired, it becomes just like any other home in the eyes of lenders. That means you may now qualify for:

• FHA Loans (with as little as 3.5% down)

• USDA Loans (in eligible rural areas, often with 0% down)

• VA Loans (for eligible veterans)

• Conventional Loans

The land must be included in the sale, and the home must remain on a permanent foundation.

Why This Matters for South Carolina Buyers

Many buyers in South Carolina are turning to mobile and manufactured homes as affordable alternatives to rising single-family home prices. When properly affixed and titled, these homes:

• Can build equity just like a traditional home

• Offer access to low-interest mortgage loans

• Qualify for appraisals and home inspections just like stick-built homes

Need Help Navigating the Process?

At Lemon Lane Living, we specialize in helping buyers and sellers navigate every step of the mobile home process — from engineer reports to working with lenders who understand the local regulations.

If you’re considering buying a mobile home in Charleston, Berkeley, or Dorchester County, I’d love to guide you through the process.

📩 Contact me at hello@lemonlaneliving.com or bittltara@gmail.com
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