THDA help for Tennessee buyers · As of 10-28-2026
Manufactured and modular homes on a THDA loan
Modular and manufactured homes are not the same thing, and a THDA loan treats them differently. Every line on this page is marked verify: confirm it with THDA and Freddie Mac guidelines and a THDA-approved lender before you rely on it.
In plain words: a general explanation, not a rule sheet. THDA's own pages decide.
Modular: built in a factory
A modular home is built in a factory in sections and set on a permanent foundation. Programs generally read it like a standard home.
Verify with THDA and Freddie guidelines.
Manufactured: extra rules
A manufactured home has extra rules. A lender looks at whether it sits on a permanent foundation, whether the land will be yours, and the home's label and age.
Verify with THDA and Freddie guidelines.
A mobile home on rented land
A mobile home on a rented lot likely does not fit. Ask a lender before you make an offer.
Verify with THDA and Freddie guidelines.
New manufactured homes
THDA lists extra down payment help for new or proposed construction. Whether a new manufactured home counts is a question for your lender.
Verify with THDA and Freddie guidelines.
The two loans can differ
Great Choice and Freddie Mac HFA Advantage have their own rules for manufactured homes, and they are not the same. Ask a lender to compare them.
Verify with THDA and Freddie guidelines.
What this page holds back
Any figure marked "As of" was checked at thda.org on that day. The price limit, the county income limits and other amounts are not printed here until a person has checked them. They change, and they depend on your county and household.
Limits vary by county and change. Ask a THDA-approved lender. THDA's own limits page.
Check where you stand
- Manufactured or modular home (4 questions, about 2 minutes)
- Does the home fit? (5 questions, about 2 minutes)
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