The USDA home loan program has long been a great option for first-time homebuyers looking to purchase a home in eligible rural areas. The USDA has recently expanded its guidelines for manufactured homes, making it easier for buyers to secure 100% financing with no down payment.
If you have been eyeing a single-wide on a permanent foundation in Black Mountain—or a double-wide a little farther out in Hendersonville—this change could open the door to homeownership sooner (and with less cash up front) than you expected. Below, our Asheville mortgage lenders explain what changed, who qualifies, and how to get started.
What Changed and Why It Matters
Until now, USDA’s 100 % financing was largely limited to new manufactured homes purchased directly from an approved dealer. The 2025 rule lifts that restriction, allowing qualifying existing units, often a more affordable option than site-built homes, to enter the program.
For many Western North Carolina buyers, manufactured homes provide a budget-friendly path to a primary residence, as they can cost roughly 50% less per square foot than traditional stick-built homes. Add USDA’s zero-down financing to the mix, and the numbers tilt even more in your favor.
Eligibility Checklist for Existing Manufactured Homes
Use this list as a starting point; your GoPrime mortgage planner will confirm the finer points during pre-approval.
| Requirement | Details |
| New Eligibility | Existing manufactured homes are now eligible for USDA financing, expanding the number of eligible properties. |
| Construction Date | Homes must be constructed on or after January 1, 2006. |
| Foundation | The home must be installed on a permanent foundation built according to FHA guidelines. |
| Safety Standards | The home must meet the Federal Manufactured Home Construction and Safety Standards (FMHCSS). |
| Location | The home must be located in an approved USDA-eligible area. |
| Minimum Size | Single-wide homes must be at least 12 feet wide, and double-wide homes must be at least 20 feet wide, with a minimum interior space of 400 square feet. |
| No Alterations | The home cannot have been modified since it was manufactured, except for approved and inspected additions like porches or decks. |
| Appraisal | A USDA lender will order an appraisal to ensure the property meets financing requirements. |
| Tax Status | The home and site must be classified, zoned, and taxed as real estate. |
| Licensed Dealer | A licensed manufactured home dealer is required for the purchase and installation. |
| Loan Amount | The total loan amount, including any reserves, cannot exceed 100% loan-to-value. |
| Credit Score | A minimum credit score of 580 is required. |
| Income Limits | Borrowers must meet the USDA’s income limits for their specific area. |
| Occupancy | Borrowers must occupy the property as their primary residence for at least 12 months. |
How to Take Advantage of the 2025 USDA Update in Western North Carolina
If you’re a first-time West Asheville homebuyer or even exploring a second‑home or investment property in western NC, the latest USDA guidelines open fresh opportunities, and we can help you seize them.
1. Check the Map
Use the USDA eligibility tool to confirm the property’s address falls inside a qualifying tract. Many communities just outside the Asheville city limits (and even a few in town) are eligible under current maps.
2. Round Up Your Paperwork
Recent pay stubs, W-2s, two months of bank statements, and the home’s HUD data plate photos speed up pre-approval. View our Mortgage Document Checklist here »
3. Get Pre-Approved
Our in-house underwriters work right here on Haywood Road, which means faster answers and smoother coordination with your Asheville real estate agent when you find “the one.”
4. Order the Appraisal
We’ll handle the appraisal request on your behalf and walk you through any condition items flagged by the appraiser.
Related: 10 Common Mortgage Mistakes Asheville Homebuyers Make—And How to Avoid Them
5. Close With Confidence
Because USDA allows up to 100% financing (plus certain closing costs), many buyers bring less cash to the table than they expected. We’ll give you a clear Loan Estimate so you can budget every dollar in advance.
“Zack and his team were very helpful during the purchase of our new house in Hendersonville. He worked with us to find financing options that met our needs, and gladly answered our many questions along the way. He made the whole process as easy as possible – the portal we used made it clear where we were at in the process, and what we needed to do and when. Everyone we worked with was very responsive, friendly, and personable. Thanks GoPrime!”
—Mary A., 5-Star Google Review
Frequently Asked Questions
We’ve gotten several questions since the update was announced, so below you’ll find some of the most asked.
What if the home needs a new porch or other repairs?
Minor repairs and code-approved additions such as porches or decks are allowed so long as they are already completed, permitted, and pass the appraiser’s and inspector’s review. USDA rules let a buyer finance essential repairs noted by the appraiser, but the cost of unfinished exterior or interior work cannot exceed 10 percent of the final loan amount.
Anything structural that alters the factory-built frame (e.g., an attached garage cut into the wall panels) will disqualify the unit. For larger projects, you may need to consider a separate renovation loan.
Do I really need a licensed dealer?
In almost every scenario for USDA financing in Asheville, yes. USDA requires a licensed manufactured-home dealer or HUD-certified installer to handle transport and set-up (or to re-certify an existing installation). If you’re buying from a private owner, an approved installer can inspect the tie-downs, piers, and skirting and then issue the required certification. Skipping this step will delay (or even void) loan approval.
Is 580 the magic credit number?
USDA’s minimum credit score may be 580, but reaching this credit score does not guarantee approval (600-620+ is a more preferred range for most lenders). We’ll review your full credit profile and suggest credit counseling or credit-score-boosting tips if you’re close.
USDA Financing in Western North Carolina
If you are considering a manufactured home, now is the time to find out if it qualifies for USDA’s new 100% financing, no downpayment home loan option. Call, click, or come by our West Asheville office at 862 Haywood Rd, Asheville, NC 28806, or give us a call at (828) 348-1907 to map out your next steps.
