Key Takeaways
• Chattel loans finance the home only—perfect for Tucson park lots.
• Credit scores ≥ 620 and 5 % down open doors to 25‑year fixed‑rate terms.
• Tucson’s average lot rent ($575/mo) + loan payment is still $400 under median apartment rent.
• AZ sales tax exemption on factory‑built homes cuts closing costs by $3 – 6 k.
• Pre‑qualify with a lender who knows Arizona MH titles to avoid DMV delays.
Why Go Land‑Lease in Tucson?
Tucson’s 2025 median site‑built home price sailed past $372 000. Meanwhile, family‑friendly manufactured‑home parks like Voyager RV & Golf Resort or Rincon Country West offer:
- Leased lots from $525–$650/month (water & trash included)
- Amenities: heated pools, wood‑shop, desert walking trails
- Flexible move‑out (sell or relocate the home later)
Buying the home only keeps your down payment and loan amount low, letting you achieve homeownership faster—no pricey land escrow, no HOA of master‑planned subdivisions.
Related read: Buying vs. Renting a Manufactured Home—Cost Comparison
1. Chattel Loans 101
| Feature | Chattel Loan | Land‑Home Mortgage |
|---|---|---|
| Collateral | Home itself (personal property) | Home + land (real property) |
| Down Payment | 5 – 10 % | 10 – 20 % |
| Typical Term | 20‑25 years fixed | 30 years fixed |
| Rate (May 2025) | 7.35 %–8.1 % | 6.55 %–7.0 % |
| Closing Time | 14–21 days | 45–60 days |
| Ownership Flexibility | Easier to relocate or sell home separately | Must sell land & home together |
Because Tucson parks retain title to the land, chattel lenders record a lien on the mobile‑home title (handled by Arizona MVD). Monthly payment combines principal + interest + insurance, while lot rent is paid to the park.
Pro Tip: Arizona waives the standard 6.6 % sales tax on the first $150 k of a new manufactured home if you place it in a park. That can save nearly $9 900 on a $150 k double‑wide.
2. Minimum Qualification Checklist
| Requirement | Typical Lender Threshold |
|---|---|
| Credit Score | 620 + (some go down to 580 with higher rates) |
| Debt‑to‑Income (DTI) | ≤ 45 % (inclusive of lot rent) |
| Down Payment | 5 % new home / 10 % used |
| Home Age | 1976+ HUD code; many lenders cap at 20 yrs |
| Location | Approved park lease (30‑year land‑lease preferred) |
Lower scores? Start with credit‑builder programs—paying down a card to < 30 % utilization can jump 40 pts in 30 days.
See our Choosing a Manufactured‑Home Lender in Arizona for boosting approval odds.
3. Best Lenders for Tucson Park Buyers (2025)
| Lender | Min Score | Highlights | Turn‑Time |
|---|---|---|---|
| 21st Mortgage | 575 | Park‑friendly, flexible DTI (up to 50 %) | 2 weeks |
| Credit Human | 620 | Credit‑union service; bi‑weekly payment option | 15 days |
| Triad Financial | 600 | 5 % down new homes, online doc upload | 18 days |
| Cascade Financial (Phoenix) | 600 | AZ‑based; Spanish‑speaking reps | 14–21 days |
4. Six Money‑Saving Strategies
- Factory Incentives – Cavco often rebates $2 500 on Energy Star packages (good through Aug 2025).
- Co‑Borrower Boost – Adding a parent or adult child can drop rate tiers ~0.5 %.
- Bi‑Weekly Payments – 13 “extra” half‑payments yearly slash 4 years off a 25‑year term.
- AZ First‑Time Buyer Grants – Pima County’s “Pathway to Purchase” still allocates up to $20 k for manufactured‑home down payments (park‑eligible).
- Negotiate Lot Rent – New buyers occasionally lock 24‑month introductory rates. Always ask.
- Lock Transport Costs Early – Fuel surcharges rise in summer; schedule moves before June. See our Transport Guide.
5. Step‑by‑Step Timeline
| Day | Action |
|---|---|
| 0 – 1 | Pre‑qualify online (soft credit). |
| 2 – 10 | Choose floor plan, sign home order (https://build.mohavehomes.com). |
| 11–14 | Submit park lease approval; lender orders valuation. |
| 15–18 | Underwriting; supply bank statements & ID. |
| 19–21 | Sign closing docs; lender wires funds to manufacturer. |
| 22–40 | Home built & shipped to Tucson; Mohave install crew sets & trims. |
| 41–45 | Pima County final inspection; keys + Form 505 title receipt. |
Average 45 days from application to move‑in—half the time of a land‑home mortgage.
Frequently Asked Questions
Can I convert a chattel loan to a mortgage later?
Yes. If you buy the lot down the road, you can apply for a conversion or refinance. Read our refinance guide.
Does FHA finance park‑placed homes?
FHA Title I does, but rates mirror standard chattel. Paperwork is heavier; private chattel lenders often close faster.
What if the park closes or sells?
Arizona law (A.R.S. § 33‑1476) requires 180‑day notice and relocation assistance. Plus, owning the home means you can move it to another park.
How much are insurance & taxes?
Personal‑property tax on a $150 k home ≈ $400/year. Insurance averages $55–$70/month—less than half site‑built premiums.
Ready to Get Pre‑Qualified?
- Explore Models & Pricing: Design online at build.mohavehomes.com.
- Apply in 8 Minutes: We’ll connect you to Tucson‑friendly chattel lenders.
- Tour Tucson Communities: Schedule a lot walk‑through with our team—call (928) 565‑4400.
Mohave Homes has helped hundreds of Tucson buyers unlock affordable homeownership—without land headaches—since 1995. Let’s make you next.
