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
21st Mortgage
- Land-home
- Chattel
- Land equity (land-in-lieu)
Triad Financial Services
- Land-home
- Chattel
- Land equity (land-in-lieu)
Cascade Financial Services
- Land-home
- FHA
- VA
- Chattel
Credit Human
- Chattel
- Land-home
Lenders are independent companies. Programs, rates and approvals are set by each lender. All preferred lenders
Zero-down and low-down options
Zero-down loans exist for eligible buyers through USDA (rural addresses, income limits) and VA (veterans and service members). If you already own land, its equity can count as your down payment with 21st Mortgage, Triad Financial Services and Cascade Financial Services, and portfolio land-home loans start as low as 5% down. Every loan is subject to credit approval. We are not a lender: each lender sets its own programs, rates and approvals.
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.
Run the numbers
Estimate your monthly payment
Change the price, down payment, rate and term to see the principal and interest. Add taxes, insurance or lot rent for the full monthly figure.
Estimated monthly payment
$1,329/mo principal and interest
- Loan amount
- $190,000
- Taxes, insurance and lot rent
- $0
- Total monthly
- $1,329
Estimate only, not an offer of credit. Your rate, payment and approval depend on the lender, your credit and the home. Taxes, insurance and lot rent vary.
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, RV, land or another house as a down payment?
Yes, subject to appraisal. Land you already own or another house can count too. 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.