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    Modular vs. Manufactured: What’s the Difference?

    by Wes & Amy Skipper


    A modular home and a manufactured home may appear similar at first glance, but they follow distinct rules regarding construction, financing, and placement. For many buyers in Upstate South Carolina, especially first-time homeowners, these differences can affect everything from loan approval to long-term property value.A modular home is built in sections inside a factory, then transported to the site and assembled on a permanent foundation. It must meet the same local and state building codes as a traditional site-built home. Once finished, it’s often difficult to

    2 | HelloEasley, South Carolina • Spring Issue

     
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    Wes & Amy Skipper

    ABOUT THE AUTHOR
    Wes and Amy Skipper are the owners of Skipper Homes, a family-owned home dealership proudly serving Upstate South Carolina. With more than two decades of experience in the manufactured, modular, and tiny home industry, Wes and Amy have built a reputation for integrity, craftsmanship, and personalized service. Together, they take pride in helping families, first-time buyers, and investors find affordable housing solutions that fit their needs and lifestyle.

    distinguish between a modular home and one built entirely on-site. These homes can qualify for standard mortgage financing and are appraised in the same manner as any other residential property.Manufactured homes, by contrast, are built to a national standard known as the HUD code. This code governs how they’re designed, built, and transported. Manufactured homes often rest on a pier or crawl space foundation and can be relocated if needed. Some are placed on permanent foundations, but zoning laws and community restrictions can limit where they’re allowed.The differences between these two home types can have

  • Hello Easley, South Carolina • Spring Issue | 3

     
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    Modular vs. Manufactured: What’s the Difference?

    A modular home and a manufactured home may appear similar at first glance, but they follow distinct rules regarding construction, financing, and placement. For many buyers in Upstate South Carolina, especially first-time homeowners, these differences can affect everything from loan approval to long-term property value.

    A modular home is built in sections inside a factory, then transported to the site and assembled on a permanent foundation. It must meet the same local and state building codes as a traditional site-built home. Once finished, it’s often difficult to distinguish between a modular home and one built entirely on-site. These homes can qualify for standard mortgage financing and are appraised in the same manner as any other residential property.

    Manufactured homes, by contrast, are built to a national standard known as the HUD code. This code governs how they’re designed, built, and transported. Manufactured homes often rest on a pier or crawl space foundation and can be relocated if needed. Some are placed on permanent foundations, but zoning laws and community restrictions can limit where they’re allowed.

    The differences between these two home types can have lasting financial implications. Because modular homes comply with local building codes, they typically appreciate alongside surrounding properties. Manufactured homes can depreciate more quickly, particularly if they aren’t placed on owned land or a permanent foundation. Financing is also handled differently. Lenders treat modular homes as real property, offering traditional mortgage options. Manufactured homes may require personal property or “chattel” loans, which tend to have shorter terms and higher interest rates.

    Appraisal standards follow the same pattern. Modular homes are compared to site-built homes in nearby neighborhoods, while manufactured homes are typically compared to other HUD-code properties. This can influence both resale value and insurance coverage.

    Buyers should also consider where they plan to place the home. Many municipalities in Upstate South Carolina regulate manufactured housing differently from modular homes. Local zoning can determine lot size, setbacks, and whether the property qualifies for specific utility hookups or participation in neighborhood associations. Before making a decision, it’s wise to review county or city guidelines and consult with local housing officials.

    The key difference is that modular homes are built to state residential codes, while manufactured homes are built to the national HUD code. That one distinction drives everything else, from financing options to the location of each house.

    For anyone comparing the two, it’s helpful to think about long-term goals. A modular home might suit those wanting equity growth and traditional financing. A manufactured home could be a suitable option for buyers who need a more affordable start or greater flexibility in location. In either case, understanding the construction and legal differences up front can make the home search in Upstate South Carolina far less confusing.

    The key difference is that modular homes are built to state residential codes, while manufactured homes are built to the national HUD code.

    lasting financial implications. Because modular homes comply with local building codes, they typically appreciate alongside surrounding properties. Manufactured homes can depreciate more quickly, particularly if they aren’t placed on owned land or a permanent foundation. Financing is also handled differently. Lenders treat modular homes as real property, offering traditional mortgage options. Manufactured homes may require personal property or “chattel” loans, which tend t...