The questions buyers ask most often.

Today's manufactured homes are built to the federal HUD code, established in 1976 and continuously updated since. They're 2x6 framed, Energy Star rated, and built indoors by trained crews to consistent specs. Construction quality matches a custom stick-built home. The older single-wides people picture were built before any of that.

Yes. The Urban Institute studied this in 2018 and found manufactured homes on owned land appreciate at the same rate as site-built homes. A 2025 industry study confirmed it. Where they don't appreciate is on leased or rented land — we only place homes on land you own.

Built right and maintained, the home outlives the mortgage — same as a stick-built. Skyline backs the structure with a 7-year warranty most custom builders won't match. Roofs, siding, and major systems have their own product warranties beyond that.

A 7-year structural warranty from Skyline on the home itself, plus standard manufacturer warranties on appliances and systems. On the site work and placement that we handle directly, we stand behind it — if something we did needs fixing, we fix it.

In most cases, yes — but it depends on the parcel's zoning and the county. Oregon law (ORS 197.314 and ORS 197.478) requires most cities to allow manufactured homes in residential zones on permanent foundations, and Washington's RCW 35A.21.312 provides similar protections. The local rules — setbacks, foundation type, design standards, minimum square footage — vary by jurisdiction. Wasco, Hood River, Deschutes, Lane, Marion, and Clark (WA) counties each have their own building department with their own quirks. We verify zoning and pull the specific permit list for your parcel before recommending any land purchase or design selection.

At minimum: a building permit, an installation permit, electrical and plumbing connections, and septic or well permits if you're not on city utilities. The exact list and timing vary county by county. We pull them all — that's part of the package.

For most financing, yes — including FHA, VA, and conventional mortgages on manufactured homes. We pour the foundation to match your financing and your county's requirements. Skirting-only setups limit your loan options and your resale value, so we don't recommend them.

Yes, before any land purchase recommendation. We confirm the parcel's zoning allows a manufactured home, check setback and minimum size rules, and verify utility access. If a property looks great on paper but doesn't pencil out for zoning, we tell you before you write the offer.

Most Forge projects come in between $350,000 and $500,000 all-in for 2026 — the home, the land, site prep, foundation, permits, and placement. Where you fall depends on the home you choose, the land cost in your area, and how much site work the parcel needs. We update this answer in January each year as costs and inventory shift.

Yes — with as little as 3.5% down on a brand new home with a permanent foundation. FHA loans are common on the homes we sell. We'll point you to lenders who work with manufactured homes regularly so the process moves quickly.

That's a question for your lender. Most FHA loans on manufactured homes have credit minimums similar to FHA loans on stick-built homes. We can recommend lenders who'll give you a straight answer on what your specific situation supports.

Yes. We can carry the construction costs through completion, and you take out a traditional FHA mortgage on the finished home. This is how most of our buyers go from "I want this" to "I have keys" without juggling a construction loan.

Once permits are approved, it's typically 2 to 3 months to a finished home. The variable parts are land sourcing (a few weeks to a few months, depending on what you want and where) and permitting (Oregon and Washington counties run at different speeds). We'll give you an honest timeline once we know your area.

No — that's step one of what we do. Tell us your budget and where you want to live, and we find parcels that fit. If you want to bring listings you've already found, we'll evaluate them with you.

Yes. Most floor plans have optional configurations — extra bedroom, den, bathroom layout — and every finish (cabinets, countertops, flooring, exterior siding) is selected at the design meeting.

We start at home selection instead of land sourcing. Mark "yes" on the land question in the portal and add details — county, parcel size, utilities, any quirks. We'll pick up from there.