Financing new homes in Upstate SC
Three ways to buy
Every home we build can be bought for cash, with a preferred lender, or with owner financing. Pick the path that fits. We will walk you through the rest.
Path one
Paying cash
A clean price with no bank in the middle. You pay the posted price, we close at a local attorney, and you get the deed and the keys the same day.
See homes for sale- Close in as little as two weeks once the home is finished
- No appraisal contingency, no loan fees, no points
- Proof of funds is all we ask for before we write the contract
- Cash can be combined with a trade-in toward the price
Path two
Preferred lenders
Local lenders who know manufactured and modular homes. They handle FHA, VA, USDA, conventional and chattel loans, and they can lower your rate or your closing costs.
- Rate buydown programs on select homes
- Closing cost help, subject to lender approval
- FHA, VA and USDA options with low down payments
- Pre-approval in a day or two, usually by phone
Lender partners coming soon
We are adding preferred lenders now. Call us and we will connect you with a lender who finances our homes.
Lenders are independent companies. Programs, rates and approvals are set by each lender. All preferred lenders
Path three
Owner financing
We carry the note. No bank, no points, no long underwriting. A down payment, a monthly payment, and a clear payoff schedule.
How it works
Step 1: Pick a home
Choose any available home on this site. Owner financing is offered on every home we build, not just a few.
Step 2: Apply
Fill in the short form or call us. We ask about income, your down payment, and where you want to live. No hard credit pull to start.
Step 3: Agree on terms
We send a written offer with the down payment, monthly payment, interest rate and term. You review it with anyone you like before you sign.
Step 4: Close and move in
Closing happens at a local attorney, the same as a bank loan. The deed and the note are recorded in your county. You get the keys that day.
Typical terms
Terms depend on the home, the down payment and your situation. Call for terms and we will give you real numbers the same day.
Call for terms: (864) 555-0100
ApplyWhat to know
- Simple application, answer in days not weeks
- Credit history matters less than steady income
- Fixed monthly payment for the full term
- Pay it off early with no penalty
- A down payment is required. It can be cash, a trade-in, or a mix of the two.
- Payments are fixed for the term. Taxes and insurance are paid separately by you.
- You hold the deed. We hold a note and mortgage, recorded at the county, until the loan is paid.
- Late payments carry a fee. Missed payments can lead to foreclosure like any mortgage.
- You can refinance with a bank later to pay off our note. Many buyers do once they have equity and a payment history.
Down payment help
Non-cash down payments
A paid-off car, truck, RV, boat, tractor or piece of equipment can count toward your down payment. We appraise it, agree on a value, and apply it at closing.
- Cars, trucks, RVs, boats, tractors, trailers and equipment
- Value set by appraisal and agreed in writing before closing
- Can be combined with cash or owner financing
- Call for details on what we can accept
Cars and trucks
Clean title, running, no liens.
RVs and campers
Titled units in usable condition.
Boats and jet skis
With trailer and title.
Tractors and farm equipment
Working condition, serial number verified.
Trailers and construction equipment
Titled or with a bill of sale.
Land
A lot you already own can be the down payment, or we can build on it.
Subject to appraisal. Every trade is subject to inspection and appraisal. We agree on a value in writing before closing. Call for details on what we can accept for a specific home.
Start here
Get pre-qualified
Takes two minutes. No credit pull. We call you back within one business day.
Financing questions
Can I get a regular mortgage on a manufactured home?
Yes. Our homes sit on a permanent foundation and are titled with the land as real property, so FHA, VA, USDA and conventional loans all work. Our preferred lenders do these loans every week.
How does owner financing work?
We act as the bank. You make a down payment, sign a note and mortgage at a local attorney, and pay us a fixed monthly payment. You hold the deed from day one. Call for terms on a specific home.
What credit score do I need?
For a bank loan, most lenders look for 580 and up for FHA and higher for conventional. For owner financing we look more at steady income and the down payment than at the score.
How much is the down payment?
It depends on the loan. FHA starts at 3.5 percent, VA and USDA can be zero down. Owner financing needs a larger down payment, which can be cash, a trade-in, or both.
Can I use my truck, boat or RV as a down payment?
Yes, subject to appraisal. We agree on a value in writing before closing and apply it to the down payment. Call for details on what we can accept.
Can I pay off owner financing early?
Yes, with no prepayment penalty. Many buyers refinance with a bank after a year or two of payments and pay us off.
Pick a home first, or the financing first. Both work.
Every home we build is offered for cash, with a preferred lender, or with owner financing.