Trying to decide between a manufactured home in a park or on your own land in Medford? You’re not alone. Affordability, financing, and long-term stability can look very different depending on where the home sits. In this guide, you’ll learn how ownership works, what lenders look for, which inspections matter most, and how to compare lifetime costs in Jackson County. Let’s dive in.
What “manufactured home” means
A manufactured home is built to federal HUD standards after June 15, 1976. Older pre-1976 units are often called mobile homes and follow different rules. If you plan to use mainstream mortgage financing, lenders typically require a HUD Code home with proper documentation.
In Southern Oregon, you’ll see two ownership models:
- Land-owned manufactured home: You own the parcel and the home. When properly installed and recorded, the property is treated as real estate for lending and taxes.
- Park or space-rent home: You own the home but lease the lot from a park. These are often treated as personal property unless converted and recorded according to local rules.
For program details and consumer guidance, review the HUD manufactured housing program at the U.S. Department of Housing and Urban Development and the Consumer Financial Protection Bureau’s resources on manufactured-home financing.
Park vs. land-owned at a glance
The right choice depends on today’s budget and your long-term goals. Here is a simple comparison to help you focus your search:
| Factor | Park (Space-Rent) | Land-Owned |
|---|---|---|
| Ownership | Home only; you lease the lot | Home and land together |
| Financing | Often chattel or FHA Title I (shorter terms, higher rates) | Conventional, FHA Title II, VA, USDA when eligible |
| Monthly Costs | Lot rent plus utilities and home upkeep | Mortgage, property taxes, utilities, land maintenance |
| Taxes & Title | Often personal property unless converted | Typically real property once recorded |
| Value & Resale | Narrower buyer pool; values may depreciate or grow slowly | Land component can support appreciation |
| Control & Rules | Governed by park lease and policies | Greater control, subject to zoning and local codes |
Financing in Medford: what to expect
If the home is permanently affixed on owned land and recorded as real property, lenders may offer conventional or FHA Title II mortgages with typical 15 to 30 year terms. These loans usually require an appraisal that values the home and land, proof of title retirement, and a foundation certification.
If the home sits in a park on leased land, buyers often use personal property or chattel loans, or FHA Title I. These loans usually have shorter terms, higher rates, and different qualification standards than real estate mortgages. Appraisals and underwriting often focus on the home as personal property.
VA and USDA options can apply in certain cases when the home is permanently affixed and meets program criteria. Lenders also look at the home’s age, HUD data plate, foundation type, installation records, and whether the home is single-wide or multi-section. To learn how federal standards shape eligibility, start with HUD’s manufactured housing program and consumer guidance from the CFPB.
Inspections and documents that matter
Manufactured homes have some unique inspection and paperwork priorities. A specialized inspector is a smart investment. Key items to gather and check include:
- Title status and whether the title has been retired and recorded as real property with the county.
- HUD Certification Label and Data Plate that match the seller’s information and lender requirements.
- Installation and foundation certification by a qualified professional.
- Permits and inspection records for installation, foundation, electrical, plumbing, and any additions from the City of Medford Building Division or Jackson County.
- Utility details, including sewer or septic permits and well documentation when on private land.
During the inspection, pay close attention to the foundation and anchoring, skirting and crawlspace moisture, roof seams on multi-section homes, electrical panel and wiring type, and any unpermitted additions. If conversion to real property is your goal, mobility components like axles and wheels usually must be removed and the home installed on a permanent foundation under state and local rules. For installation requirements, consult the Oregon Building Codes Division.
Park community specifics in Oregon
Buying in a manufactured-home community means your lease and park rules matter as much as the home itself. Review the lease for rent increases, renewal terms, resale and transfer approvals, pet and guest policies, and rules for additions or exterior changes. Ask for a rent history and any planned capital improvements that could affect costs.
Ownership and management also influence your experience. Some parks are locally owned, while others are managed by larger companies or nonprofits. Stability, reserve planning, and history with code compliance can affect long-term risk and lot-rent trends. Oregon law provides certain notice requirements and tenant protections related to park closures and relocations. For statewide resources, see Oregon Housing and Community Services. Industry context is available through the Manufactured Housing Institute.
Which path fits your goals?
- If you prioritize the lowest upfront price: A park home can reduce your initial purchase cost. Weigh this against lot rent increases, chattel financing terms, and a smaller future buyer pool.
- If you want long-term stability and equity growth: A land-owned manufactured home typically offers access to conventional-style financing, more control over improvements, and potential appreciation with the land.
- If you value convenience and community amenities: Many parks offer shared spaces and simplified grounds maintenance. Review the rules and fees to be sure the lifestyle fits your needs.
Medford buyer checklist
Use this list before you write an offer:
- Title and taxes
- Confirm whether the home is personal property or recorded as real property. Verify county records and tax classification.
- Financing options
- Identify likely loan pathways: conventional, FHA Title II, FHA Title I, VA, USDA, or chattel. Ask lenders about down payment, term length, and documentation needed.
- Required documents
- HUD Data Plate, foundation certification, and installation permits. Confirm records with the City of Medford Building Division and Jackson County.
- Inspections
- Hire a manufactured-home specialist. Look for foundation, moisture, roof seams, electrical, plumbing, and any unpermitted work.
- Park due diligence
- Read the lease. Confirm rent history, transfer approvals, age restrictions, and any planned improvements.
- Utilities, zoning, and site risks
- If on land, confirm zoning allows a manufactured home, setbacks, road access, easements, and flood or wildfire exposure common in Southern Oregon.
- Insurance
- Get quotes that reflect the home’s location and type. If in a park, clarify what the park insures versus what you must cover.
- Resale and exit strategy
- Ask your agent for local comps for park homes and land-owned manufactured homes. Consider conversion feasibility and cost if you plan changes later.
Local resources to bookmark
- Federal standards and consumer guidance: HUD and the CFPB
- Oregon installation and codes: Oregon Building Codes Division
- State programs and tenant resources: Oregon Housing and Community Services
- City permits and inspections: City of Medford Building Division
- Industry perspective: Manufactured Housing Institute
Your next step in Jackson County
Choosing between a park home and a land-owned manufactured home comes down to budget, financing access, and how you want to live over the next five to ten years. With the right documents, inspections, and lease reviews, you can move forward with confidence in Medford and the surrounding Rogue Valley.
If you want a clear plan tailored to your goals, connect with Rachel White for local guidance, lender introductions, and a step-by-step path from offer to closing.
FAQs
What is the difference between manufactured and mobile homes in Oregon?
- Manufactured homes are built to the federal HUD Code after June 15, 1976, while older mobile homes predate those standards.
Can you get a conventional mortgage on a manufactured home in Medford?
- Yes, when the home is permanently affixed on owned land, recorded as real property, and meets lender documentation and foundation requirements.
How do you convert a manufactured home to real property in Jackson County?
- Typically by installing a permanent foundation, removing mobility components, retiring the title, and recording the home with county records after required permits and inspections.
What should you review before buying in a manufactured-home park?
- The lease terms, rent history, transfer and approval rules, community policies, and any planned improvements that may affect future costs.
Do manufactured homes appreciate differently on land versus in parks?
- Land-owned homes are valued with the land and can appreciate, while park homes on leased lots often have slower appreciation or may depreciate with a narrower resale market.
