Land and home packages are one of the smartest ways to buy a manufactured home. Instead of buying a home and then hunting for a lot (or paying lot rent forever), you buy the home and the land together – often with a single mortgage. This guide explains how mobile home and land packages work, what they cost and how to find good land home packages near you.
What Is a Land and Home Package?
A land-home package (also called a home and land package or manufactured home with land package) bundles three things into one deal:
- The manufactured or modular home itself.
- The land it will sit on.
- The site work and installation – foundation, utilities, driveway, permits and setup.
Many dealers offer packages on land they own or have partnered with, while others will build a package on land you already own (sometimes called “land-in-lieu”, where your land equity can count toward the down payment).
Why Choose a Mobile Home and Land Package?
- Better financing: when the home is on a permanent foundation and titled with the land as real property, you may qualify for FHA, VA, USDA or conventional mortgages instead of a higher-rate chattel loan.
- No lot rent: you own the ground under your home.
- Stronger value: manufactured homes on owned land tend to hold value better than homes in rented lots.
- One process: one lender, one closing and one project schedule.
How Much Do Land and Home Packages Cost?
The total depends mainly on land prices in your area. Start with the home: in April 2026 the average new single-section home sold for about $84,600 and the average double-section home for about $164,000 (U.S. Census Bureau). Then add:
- Land purchase price
- Survey, perc test and permits
- Clearing, grading and driveway
- Well or water tap, septic or sewer, and electric service
- Permanent foundation, delivery and setup
- Skirting, steps, decks and landscaping
Site work on raw land can add a significant amount, so always ask the dealer for a line-by-line estimate. Our mobile home cost guide explains each item.
Financing Options for Land Home Packages
| Loan type | Good for |
|---|---|
| FHA (Title II) | Low down payment buyers financing home + land |
| VA loan | Eligible veterans and service members |
| USDA loan | Buyers in eligible rural areas |
| Conventional (e.g., Fannie Mae MH Advantage, Freddie Mac CHOICEHome) | Qualifying homes with site-built-style features |
| Chattel loan | Home-only purchases, not land |
Requirements change often, so confirm current rules with a lender who regularly finances manufactured housing.
How to Find Land Home Packages Near Me
- Ask local manufactured home dealers which land-home packages they currently offer.
- Search county land listings for parcels zoned for manufactured homes.
- Check zoning, deed restrictions and HOA rules before you buy land.
- Confirm utility access – a perc test is critical if you need septic.
- Get pre-approved so you know your total budget for land and home.
Choosing the Home for Your Package
Pick a floor plan that fits both your family and your lot. Browse ideas in our mobile homes for sale, farmhouse mobile homes and modern manufactured homes sections, or compare sizes in our single wide, double wide and triple wide guides.
Land and Home Packages FAQ
Can I buy land and put a mobile home on it?
Usually, yes – as long as local zoning allows manufactured homes and the land can support utilities. Always check with your county first.
What is the difference between a land home package and buying separately?
A package combines the home, land and site work into one transaction and often one mortgage. Buying separately usually means two loans and more coordination.
Can I use land I already own?
Many lenders allow your land equity to count toward the down payment on a land-home loan.
Do land and home packages include setup?
Most do, but always get it in writing – some packages exclude driveways, septic, wells or decks.