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Buying your first home can feel confusing, overwhelming—and let’s be real, a little intimidating. Keys & Cafecito is here to change that.
Hosted by Realtor® Anna Franklin, this podcast breaks down the homebuying journey into clear, honest, and easy-to-digest episodes—perfect to enjoy with your morning cafecito. Whether you’re just starting to save, wondering if now’s the right time, or getting ready to make offers, you’ll get real talk, practical tips, and a little encouragement along the way.
Because your future keys? They’re closer than you think.
Hola and welcome back to Keys & Cafecito! I’m your host, Anna Franklin—Realtor®, homeschool mom, cafecito enthusiast, and your real estate fairy godmother here to guide you through the homebuying journey one cafecito at a time. ☕
Today we’re talking about a path to homeownership that doesn’t always get the spotlight—but can absolutely be a smart move: buying a mobile home.
Now before you picture something straight out of an old movie with aluminum siding and squeaky floors, let me stop you right there—mobile homes today come in all styles and sizes. Some have quartz counters, others have walk-in closets, and yes, some still have shag carpet, but that's part of the charm.
So what makes buying a mobile home different from a regular home?
Well, here’s the big one: when you buy a mobile home in a park, you’re not buying the land—just the home itself. The land stays owned by the park, and you pay a monthly space rent or lot rent to live there.
This means you’re usually getting a chattel loan, not a traditional mortgage. Think of it like this—if buying a regular home is like buying a house with a yard, buying a mobile home in a park is like buying a house with a parking spot… that charges monthly rent.
Chattel Loan 101:
Let’s break it down real quick:
A chattel loan is kind of like a car loan. It’s for movable property—though ironically, most mobile homes aren’t really mobile anymore. 😅
These loans often have higher interest rates, shorter terms (think 15–20 years), and not as many buyer protections as a traditional home loan.
Not every lender offers them, so it’s super important to work with someone who actually specializes in them. Trust me, you don’t want to be explaining the difference between chattel and cattle to a loan officer—been there.
The Park Says Yes or No:
Next hurdle: the park approval.
Even if you get approved by a lender, the park has the final say on whether you get to live there. It’s like applying for an apartment—there’s an application, credit check, income requirements, background screening, and sometimes even interviews.
Some parks are family-friendly, some are 55+ communities, some don’t allow pets. One of my clients had to submit her dog’s vaccination records and a glamor shot. Not kidding.
If the park doesn’t approve you, the whole deal can fall apart. So we try to handle the park app early in escrow to avoid heartbreak.
Inspections + Titles:
Inspections for mobile homes are just as important—sometimes more—than for traditional homes. You’ll want to check:
The foundation system (if it’s on one),
Roof life,
Plumbing and electrical,
And any signs of leaks or aging materials.
And here's the curveball—title transfer isn’t done through the county like a normal home. It's done through the California Department of Housing and Community Development (or HCD), which means escrow has to be experienced in mobile home sales. Not every escrow officer knows how to handle those, so again…teamwork matters.
Real-Life Story Time:
Now let me tell you one of my favorite mobile home moments.
I was at a property doing a home inspection with one of my clients. The inspector's doing his thing, I'm taking notes—and this adorable couple wanders up like, “Hi! We saw this online—can we check it out?”
I told them, “Aw, I’m so sorry—this one’s already in escrow.” And you could just see their faces drop. So I said, “But… you’re in luck. Because today, I’m your real estate fairy godmother.”
✨ Cue sparkles. ✨
I introduced myself, gave them my card, and said, “Let’s get you pre-qualified with my go-to chattel lender and find your home.”
And we did! They were amazing to work with—excited, realistic, and ready. A few weeks later, they had the keys to their own place. Same park. Different unit. All theirs. I even got a cafecito out of it.
Moral of the story? Sometimes just showing up starts the journey.
Costs to Expect:
Mobile homes can be more affordable, but there are still costs to keep in mind:
Space rent (monthly, varies wildly depending on location),
Chattel loan interest,
Property taxes (or registration fees, depending on whether it’s personal or real property),
Possible park application fees,
Repairs or upgrades (some parks require a certain standard before move-in).
Outro:
So, is buying a mobile home a little more complicated than people think? Yep.
Is it impossible? Not even close.
Is it worth it if it gets you into a safe, comfortable, affordable home? Absolutely.
If you’re curious about this route, talk to someone who’s done it—me!. I’ve walked buyers through the park approvals, the tricky title transfers, the loans, and the inspections. It just takes the right guide—and maybe a little cafecito along the way.
Thanks for hanging out with me today on Keys & Cafecito. If this episode helped you, send it to a friend who’s house hunting on a budget. And if you feel so inclined, leave a review wherever you’re listening—it helps more future homeowners find their way.
See you next time!