Yes, you can buy a manufactured or modular home in Nevada with a VA loan. But they are two different answers, and only one of them carries the full 25% VA guaranty.
A modular home is built in a factory to the same Nevada and county building code as a house built on site. It carries no HUD label, and lenders treat it as an ordinary house from day one.
A manufactured home is built to a separate federal code, wears a small metal HUD label, and gets the normal VA loan only after it is bolted to a permanent foundation and reclassified as real property under Nevada law.
Real property means land and anything permanently attached to it. That is the legal box a house sits in. Until a manufactured home is moved into that box, Nevada still calls it personal property, and a much smaller VA program applies instead.
So the real question is not whether the VA allows it. The question is which side of the line your home sits on. Everything below was read in the statutes, the regulations and Nevada's own conversion form on September 11, 2026. Sources are listed at the bottom.
Key takeaways
- Modular is the easy case. Built to state and county code, no HUD label, financed like any site-built house.
- Federal law makes Nevada the decider. The VA cannot guarantee a normal loan on a manufactured home unless state law treats the affixed home as real property.
- Nevada sets four conditions before the county assessor may move the home onto the tax roll as real property, under NRS 361.244.
- The form has a name and a number. It is the Affidavit of Conversion to Real Property, form TL-110, recorded with the county recorder.
- If the home never converts, a smaller VA program applies. It caps the government guaranty at $20,000 and caps the loan at 95 percent of the price.
- The fee is lower on that smaller program. The VA funding fee, which is a one-time charge that takes the place of monthly mortgage insurance, is 1.00 percent there and 2.15 percent for first-time use of the ordinary purchase loan.
- June 15, 1976 is the hard date. The federal factory code reaches no home that entered production before it.
- Modular home: treated as a normal house. No extra test.
- Manufactured home: needs a HUD label and a permanent foundation.
- Nevada then converts it to real property under NRS 361.244.
- After that it is an ordinary VA purchase loan under 38 U.S.C. 3710.
- Funding fee on that route, first use: 2.15 percent.
- Without conversion you are in the 38 U.S.C. 3712 program.
- That program guarantees at most $20,000 and lends at most 95 percent.
- Its funding fee is 1.00 percent, and very few lenders offer it.
Can you buy a manufactured home with a VA loan in Nevada?
A VA loan works on a manufactured home in Nevada once the home is permanently attached to a lot and Nevada has reclassified it as real property.
Congress wrote that rule as a flat bar, and it is the reason the Nevada paperwork matters so much.
A loan may not be guaranteed for the purposes of subsection (a)(9) of this section unless the manufactured home purchased, upon being permanently affixed to the lot, is considered to be real property under the laws of the State where the lot is located.
38 U.S.C. 3710(f)(2) — https://www.law.cornell.edu/uscode/text/38/3710
Read that again slowly. Federal law hands the decision to Nevada. The VA does not judge your foundation and call it real property.
It waits for the state to say so.
The VA's own rule repeats it. Under 38 CFR 36.4301, these loans "must be for units permanently affixed to a lot and considered to be real property under the laws of the State where it is located." The same rule adds that a home and its lot bought together "must be considered as one loan."
This is also why the answer is hard to find. The VA's public list of loan types, last updated March 19, 2025, names four products: a purchase loan, the Native American Direct Loan, an interest rate reduction refinance, and a cash-out refinance. Manufactured homes are not on that page at all.
What is the difference between a manufactured home and a modular home?
Nevada draws the line at the building code. A manufactured home is built to a federal standard and carries a HUD label. A modular home is built to the same state and county building code as the house down the street, and carries no HUD label at all.
That one difference decides how hard the loan will be. Lenders see a modular home as a house that happened to be assembled indoors. There is no extra property test to pass.
HUD defines the other one precisely. Under 24 CFR 3280.2, a manufactured home is a structure "transportable in one or more sections," at least 8 feet wide or 40 feet long in travel, or 320 square feet once set up, and "built on a permanent chassis."
A chassis is the steel frame the home rides on, and that frame is why the law starts out treating the home as movable.
HUD then pushes modular homes out of its own rules. 24 CFR 3280.7 excludes them, and 24 CFR 3282.12 sets the test: the manufacturer certifies the structure is designed only for a site-built permanent foundation, is not designed to be moved once erected, and meets a nationally recognized building code.
Nevada draws the same line. NRS 489.120(3) says a "mobile home" does not include a structure built under NRS chapter 461, which is the factory-built housing chapter modular homes fall under.
The HUD label is a physical object, so go and look at it. 24 CFR 3280.11 requires a permanent label on each transportable section, roughly 2 inches by 4 inches, etched on aluminum and fixed with four blind rivets.
It sits "at the taillight end of each transportable section approximately 1 foot up from the floor and 1 foot in from the road side." A double-wide has two.
| Question | Site-built | Modular | Manufactured |
|---|---|---|---|
| Built in a factory? | No | Yes | Yes |
| Which code applies | State and county | State and county | Federal HUD code |
| Metal HUD label | None | None | Required |
| Built on a steel chassis | No | No | Yes |
| Real property from day one | Yes | Yes | No |
| Extra VA property test | None | None | Affix and convert |
One date has no workaround. The federal standard "applies to all manufactured homes that enter the first stage of production on or after June 15, 1976," under 24 CFR 3282.8(a). A home built before that day has no HUD label because the code did not exist yet. Southern Nevada has plenty of those, and they sit outside this program.
Size matters too. VA's own rule, 38 CFR 36.4207(a), sets a floor: a single-wide unit must be at least 10 feet wide with 400 square feet of floor area, and an assembled double-wide at least 20 feet wide with 700 square feet.
What does converting to real property actually mean in Nevada?
Converting to real property in Nevada means the county assessor has taken the home off the personal property roll and put it on the tax roll as real property. Nothing less counts.
People mix up two separate steps here, and the mix-up costs deals. Bolting the home down is the physical step. Conversion is the legal one, and Nevada does not let it happen by accident.
A mobile or manufactured home becomes real property when the assessor of the county in which the mobile or manufactured home is located has placed it on the tax roll as real property.
NRS 361.244(2), Nevada Revised Statutes — https://www.leg.state.nv.us/NRS/NRS-361.html
After that happens, the home stops being a separate thing you own. NRS 361.244(3) says a converted home "shall be deemed to be a fixture and an improvement to the real property to which it is affixed." Affixed just means permanently attached. In plain terms the home has become part of the land, which is exactly what a mortgage needs.
Clark County says the same thing from the other side.
The Assessor's office states plainly that "a manufactured home is considered by definition to be personal property," and that owners "who own both the home and the land on which it is located may be eligible to convert." Once converted, the office adds, the dwelling "is no longer considered to be a manufactured home; therefore, it is no longer personal property."
Our guide to VA appraisal requirements in Nevada covers what the appraiser inspects once the property clears this step.
How do you convert a manufactured home to real property in Nevada?
Nevada sets four conditions, and the county assessor cannot place the home on the tax roll as real property until every one is met.
NRS 361.244(2) lists them. In plain words:
- The Housing Division of the Nevada Department of Business and Industry confirms to the assessor that the home has been converted.
- The unsecured personal property tax is paid in full for the current fiscal year. That is the tax the county charged while the home was still movable.
- An affidavit of conversion from personal to real property is recorded with the county recorder where the home sits.
- The dealer or owner delivers a copy of that recorded affidavit to the Housing Division, along with the old title paperwork.
The affidavit is a real form with a number. It is the Affidavit of Conversion to Real Property, form TL-110, issued by the Nevada Housing Division.
The form asks for the foundation building permit number, the installation seal number and an enforcement agency official's signature, so a permitted and inspected foundation has to exist before the paperwork can even be completed. It also requires the owner to certify that the running gear has been removed.
If a lender already has a lien on the home, that lender has to sign too.
The form is blunt about timing. It states that the conversion "is not valid until issuance of a Real Property Notice to the assessor's office," after which the home goes on the next tax roll as real property. Recording day is not finish day, so build the calendar backwards from closing.
Before any of that, settle the land question. NRS 361.244(1) allows conversion only where the home is permanently affixed to land owned by the home's owner, or leased under financing guidelines set by Freddie Mac, Fannie Mae or the USDA.
Ownership is read generously: NRS 361.244(7) says "land which is owned" includes land held through a life estate, a lease, or a contract for sale.
Check your city and county rules as well. Nevada normally stops local governments from writing their own manufactured housing rules, but NRS 489.288 carves out an exception for "prerequisites to the classification of a manufactured home or mobile home as real property." Local hoops here are legal.
One quiet consequence arrives once your loan funds. A converted home cannot simply be moved away later. NRS 361.2445(2) stops the assessor from taking it off the tax roll until every holder of a security interest agrees in writing. Your VA loan is that security interest, so the home stays put while the loan lives.
Rural Nevada is where this comes up most. Manufactured homes make up a large share of what is for sale outside the Las Vegas valley, so the conversion question lands hardest on buyers looking at Pahrump. The Nye County and Pahrump VA loan guide covers that market.
Not sure which side of the line your home is on?
Have the property checked against the VA test before you write an offer, current as of September 11, 2026. A short review looks at whether the HUD label is present, whether the county already taxes the home as real property, and which VA program the file would actually run through. No obligation, and all options are subject to approval.
Check my Nevada propertyWhat happens if the home stays personal property?
A VA loan is still possible on an unconverted Nevada home, through a far smaller program that in practice very few lenders write.
The program lives at 38 U.S.C. 3712. Lenders call it a chattel loan, because chattel is an old legal word for movable property. It can finance a lot on its own, a single-wide home, a double-wide home, or a home together with the lot under it.
Three limits explain why it is rare. The first is the size of the government backing. Entitlement is the part of your loan the VA promises to repay your lender if you default, and on an ordinary VA purchase loan it runs to 25 percent of the loan. Here Congress capped it in dollars.
The maximum amount of guaranty entitlement available to a veteran for purposes specified in this section shall be $20,000 reduced by the amount of any such entitlement previously used by the veteran.
38 U.S.C. 3712(c)(4) — https://www.law.cornell.edu/uscode/text/38/3712
The second limit is loan size. Under 38 U.S.C. 3712(c)(5), the loan "shall not exceed an amount equal to 95 percent of the purchase price of the property securing the loan." So this route is not the zero-down VA loan people picture.
The third is time. 38 U.S.C. 3712(d)(1) and 38 CFR 36.4204(f) cap how long the loan may run: 15 years and 32 days for a lot alone, 20 years and 32 days for a single-wide, 23 years and 32 days for a double-wide, and 25 years and 32 days for a double-wide with its lot.
On a used home the cap drops again, to the remaining physical life the VA assigns the unit. By contrast, 38 U.S.C. 3703(d)(1) allows 30 years and 32 days on an ordinary housing loan.
One more catch is easy to miss. Using entitlement here blocks you from using what is left on another manufactured home until the first one is sold or destroyed, under 38 U.S.C. 3712(b)(1). Our Nevada VA loan limits guide explains how entitlement works on the regular purchase side, where the rules are far more generous.
Which route costs less, and what does the funding fee change?
The VA funding fee is lower on the smaller program. That program also gives up far more than it saves.
The funding fee is a one-time charge the VA collects on most of its loans instead of monthly mortgage insurance. Congress sets the rates in a table at 38 U.S.C. 3729(b)(2), and the manufactured home program gets its own row at 1.00 percent.
The VA's own funding fee page lists the same figure as "Manufactured home loans (not permanently affixed) 1%" and notes that the rate does not move with prior use of the benefit.
Work a real Clark County number through both routes. Take a $285,000 manufactured home on its own lot. These figures are illustrative only and are not a quote, offer, or commitment to lend.
Route A, converted to real property. The loan is an ordinary VA purchase loan. First-time use of the benefit carries a 2.15 percent funding fee, so on a $285,000 loan that is $6,127.50. The guaranty behind it is 25 percent of $285,000, or $71,250.
Route B, still personal property. The statute caps the loan at 95 percent of $285,000, which is $270,750. The funding fee is 1.00 percent of that, or $2,707.50. The guaranty is the lesser of $20,000 or 40 percent of the loan. Forty percent of $270,750 is $108,300, so the dollar cap binds and the guaranty is $20,000.
Route B saves $3,420 in funding fee. It also leaves $14,250 of the price unfinanced and hands the lender $51,250 less protection. That trade is why the phone rarely rings for this product.
| Feature | Converted to real property | Still personal property |
|---|---|---|
| Governing statute | 38 U.S.C. 3710(a)(9) | 38 U.S.C. 3712 |
| Funding fee, first use | 2.15% | 1.00% |
| Funding fee, later use | 3.30% | 1.00% |
| Maximum guaranty | 25% of the loan | $20,000 |
| Statutory cap on loan vs price | None stated | 95% |
| Longest maturity allowed | 30 years and 32 days | 25 years and 32 days |
| VA reviews before closing | Not usually | Yes, unless the lender is exempt |
| Widely offered | Yes | Rarely |
There is a quirk worth knowing if you have done this before. The VA states that a veteran who used a VA loan in the past to buy only a manufactured home still pays the first-time funding fee rate.
For every rate in the table, and the full list of who pays nothing at all, see our 2026 Nevada VA funding fee guide.
Check your Nevada home against the VA test
Answer four questions about the Nevada property below. The checker shows which VA program the file would run through, plus the funding fee arithmetic on a price you choose.
Which VA route is this Nevada home in?
Nothing is submitted and nothing is stored. This reads published federal and Nevada rules. It is not an approval. Illustrative only and not a quote, offer, or commitment to lend.
Choose your answers above. Illustrative only and not a quote, offer, or commitment to lend.
Method: funding fee rates are the statutory rates in the 38 U.S.C. 3729(b)(2) table for loans closed on or after April 7, 2023. The 95 percent cap and the $20,000 guaranty cap are from 38 U.S.C. 3712(c)(5) and (c)(4). The real property requirement is 38 U.S.C. 3710(f)(2). The June 15, 1976 date is from 24 CFR 3282.8(a). Read September 11, 2026. This tool describes federal program limits and does not describe any lender's policy.
What can stop a Nevada manufactured home from qualifying?
A Nevada manufactured home usually fails for one of six reasons, and five of them are visible before you write an offer.
The HUD label is gone. Labels get painted over, stripped during a re-side, or lost when a home is moved. Without one, nobody can show the home met the federal code. HUD can issue a letter of label verification, but that takes time, so start early.
The home predates June 15, 1976. This one has no fix. The federal standard does not reach back, so a pre-code home is not eligible.
It sits in a park or on rented land. A pad rented month to month cannot support conversion, because NRS 361.244(1) requires land that is owned, or leased under specific federal financing guidelines. A short park lease does not qualify.
The running gear is still attached. Nevada's TL-110 affidavit makes the owner certify that the wheels, axles and hitch have been removed. Leaving them on is the plainest sign the home was never permanently set.
The conversion was never finished. This is the common one, and it is invisible from the street. A home can sit on block piers for twenty years while the county still bills it as personal property.
Ask the seller for the recorded affidavit, and check how the county assessor currently taxes the home. In Clark County, personal property tax on a manufactured home falls due by the third Monday in August, so an August bill is a strong clue.
The site or the condition fails. 38 CFR 36.4208(a)(2) asks that placement not violate zoning, that water and sanitary service be approved by the local authority, that an all-weather road serve the site, and that the lot not be subject to known hazards.
Age matters too: VA loans have to be repayable within the property's estimated economic life, so a tired unit can fail on condition alone.
Insurers treat these homes differently as well, so line up coverage early. Our sister insurance agency in Las Vegas can tell you what a Nevada carrier, meaning the insurance company that actually issues the policy, will want to see on a converted home.
The decision rule
One question settles a Nevada manufactured home file. Work down this list and stop at the first line that matches.
- No HUD label, built after June 1976? It is modular. Treat it as a normal house and stop reading. The Las Vegas VA home loan page covers the rest.
- HUD label, already converted to real property? Ordinary VA purchase loan. Confirm the conversion in the county record, then proceed as usual.
- HUD label, not converted, seller owns the land? Make conversion a condition of the sale and close on the regular program. This is almost always the cheaper answer.
- HUD label, not converted, land is rented? The regular program is closed to you. Expect a very short list of lenders and a much smaller guaranty.
- No HUD label and built before June 15, 1976? Not eligible. Another financing type is the only route.
The bottom line
Modular homes are a non-issue for a Nevada VA loan. If there is no HUD label and the home was built to Nevada and county code, your VA loan works the way it always would.
Manufactured homes turn on one question: has Nevada converted the home to real property under NRS 361.244? If yes, you are on the ordinary VA purchase loan with its 25 percent guaranty and its 2.15 percent first-use fee.
If no, you are in the 38 U.S.C. 3712 program, capped at $20,000 of guaranty and 95 percent of the price, and you will struggle to find a lender at all.
The cheapest move is usually to finish the conversion before closing rather than accept the smaller program. Check the county record before you write the offer, not after.
If you are still weighing programs, the VA program overview on our main Valley West site walks the whole benefit from the start.
Article history
- September 11, 2026, first published. Built from primary sources read the same day: 38 U.S.C. 3703(d)(1); 38 U.S.C. 3710(a)(9) and (f)(2); 38 U.S.C. 3712 subsections (b)(1), (c)(4), (c)(5) and (d)(1); the loan fee table and exemptions at 38 U.S.C. 3729(b)(2) and (c)(1); 38 CFR 36.4204(f), 36.4207(a), 36.4208(a)(2) and 36.4301; 24 CFR 3280.2, 3280.7, 3280.11, 3282.8(a) and 3282.12; NRS 361.244, NRS 361.2445, NRS 489.120 and NRS 489.288; Nevada Housing Division form TL-110; and the Clark County Assessor's manufactured homes page. Every multiplication in the cost comparison was recomputed independently before publication.
- September 11, 2026, the Nevada half was added because nobody else carries it. The national pages reviewed while researching this one stop at "must be permanently affixed and taxed as real estate." None of them name the statute that performs the conversion, the four conditions the county assessor applies, the form number, or the fact that a lender's lien later blocks the home from being moved. Those are the parts a Nevada buyer actually needs, so those are the parts this page works in detail.
- September 11, 2026, two claims were cut for lack of a primary source, and that is recorded rather than hidden. An earlier draft said VA requires an engineer's foundation certification and that VA assigns manufactured homes a set remaining economic life. Neither statement could be traced to a statute or regulation, so both were removed. The foundation permit, installation seal and enforcement agency signature described above come from Nevada's own TL-110 form, and the economic life language is quoted only as far as the regulation actually goes.
- September 11, 2026, this page ships with a diagram rather than a photograph, and that is a stated gap. The house standard asks for a small inline body photograph. The approved image source was not reachable from this build, no existing image in the VA asset library is about manufactured housing, and reusing an image already published elsewhere on the estate is against the same standard. Rather than attach a decorative stock photograph, this build ships a diagram of the eligibility fork and records the missing photograph as an open item.
Frequently asked questions
Can you get a VA loan on a manufactured home in Nevada?
Yes. A VA loan works on a Nevada manufactured home once it is permanently attached to a lot and the state has reclassified it as real property. Real property means land and anything permanently attached to it, which is the legal category a house sits in.
Federal law makes that a hard condition. 38 U.S.C. 3710(f)(2) says a loan may not be guaranteed for this purpose unless the affixed home "is considered to be real property under the laws of the State where the lot is located." Until Nevada makes that change, only the smaller program at 38 U.S.C. 3712 applies, and very few lenders offer it.
Does the VA allow modular homes?
Yes, and modular homes need no extra step. A modular home is built in a factory to the same Nevada and county building code as a house built on site, and it carries no HUD label. Lenders treat it as an ordinary house from day one.
The simplest way to tell the two apart is to look for a small metal label, roughly 2 inches by 4 inches, near the floor at the taillight end of each section.
24 CFR 3280.11 requires that label on every manufactured home. A modular home will not have one, because 24 CFR 3280.7 and 24 CFR 3282.12 exclude modular homes from the federal standard.
What does permanently affixed mean for a VA loan?
Permanently affixed means the home has been set on a foundation that is fixed to the ground, with the running gear removed. Nevada's Affidavit of Conversion to Real Property, form TL-110, asks for the foundation building permit number, the installation seal number and an enforcement agency official's signature, so a permitted and inspected foundation has to exist first.
That is only the physical half. Nevada then grants the legal status separately. NRS 361.244(3) says a converted home is deemed to be a fixture and an improvement to the land it sits on, which is what makes an ordinary mortgage possible.
How do you convert a manufactured home to real property in Nevada?
NRS 361.244(2) sets four conditions, and the county assessor cannot place the home on the tax roll as real property until all four are met. The Housing Division of the Nevada Department of Business and Industry must confirm the conversion. The unsecured personal property tax must be paid in full for the current fiscal year.
An affidavit of conversion from personal to real property must be recorded with the county recorder where the home is located.
Finally, the dealer or owner must deliver a copy of that recorded affidavit and the old title paperwork back to the Housing Division. The form itself states that the conversion is not valid until a Real Property Notice is issued to the assessor's office.
What is the VA funding fee on a manufactured home loan?
It depends on which program you are in. The loan fee table at 38 U.S.C. 3729(b)(2) sets a 1.00 percent fee for a manufactured home loan under section 3712, other than an interest rate reduction refinance, and the VA's own funding fee page lists the same 1 percent for manufactured home loans that are not permanently affixed.
Once the home has been converted to real property the loan is an ordinary VA purchase loan instead, and the regular rates apply: 2.15 percent for first-time use and 3.30 percent for later use, for loans closed on or after April 7, 2023.
Under 38 U.S.C. 3729(c)(1) no fee is collected from a veteran receiving VA compensation for a service-connected disability, from certain surviving spouses, or from a Purple Heart recipient on active duty. These are statutory rates, not a quote, offer, or commitment to lend.
Can you get a VA loan on a mobile home in a park in Las Vegas?
Almost never on the ordinary VA purchase loan. NRS 361.244(1) allows conversion to real property only where the land is owned by the home's owner, or leased under financing guidelines set by Freddie Mac, Fannie Mae or the USDA. A month-to-month pad rental in a mobile home park does not meet that test.
Without conversion the only VA route left is the 38 U.S.C. 3712 program, which caps the government guaranty at $20,000 and caps the loan at 95 percent of the purchase price. Few lenders write these, so expect a very short list. FHA writes its own manufactured home rules, and how FHA handles the same two home types in Las Vegas is worth a read before you give up on a home.
Does the VA lend on a manufactured home built before 1976?
No. The federal manufactured housing standard applies only to homes that entered the first stage of production on or after June 15, 1976, under 24 CFR 3282.8(a). A home built before that date carries no HUD certification label because the code did not yet exist.
There is no workaround for the date itself. If the label is simply missing from a home built after June 1976, that is a different problem, and HUD can issue a letter of label verification. Start that request early, because it takes time.
How long can a VA manufactured home loan run?
Under the 38 U.S.C. 3712 program, 38 U.S.C. 3712(d)(1) and 38 CFR 36.4204(f) cap the maturity at 15 years and 32 days for a lot on its own, 20 years and 32 days for a single-wide home or a single-wide with a lot, 23 years and 32 days for a double-wide home, and 25 years and 32 days for a double-wide with its lot.
On a used home the cap drops to the remaining physical life the VA assigns the unit.
Those caps do not apply once the home has been converted to real property, because the loan is then an ordinary housing loan. 38 U.S.C. 3703(d)(1) allows up to 30 years and 32 days there. These are statutory program limits, not an offer of credit or a statement of terms available.
Get the property checked before you get attached to it.
Talk to a local Nevada mortgage lender about the home you are looking at. A short conversation confirms whether the HUD label is present, whether the county already taxes the home as real property, and which VA program the file would run through. No pressure, no obligation.
Start my VA loanAbout this review
Sources
- Legal Information Institute, Cornell Law School, 38 U.S.C. 3710, Purposes of loans; loan limitations. Source of the quoted real property bar at subsection (f)(2) and of the manufactured home purposes at (a)(9)(A). Read September 11, 2026.
- Legal Information Institute, Cornell Law School, 38 U.S.C. 3712, Loans to purchase manufactured homes and lots. Source of the entitlement restriction at (b)(1), the prior approval requirement at (c)(1), the quoted $20,000 guaranty cap at (c)(4), the 95 percent loan limit at (c)(5), and the maturity limits at (d)(1). Read September 11, 2026.
- Legal Information Institute, Cornell Law School, 38 U.S.C. 3729, Loan fee. Source of the loan fee table at subsection (b)(2): row (G) sets 1.00 percent for a manufactured home loan under section 3712, row (A)(iii) sets 2.15 percent for a first initial section 3710(a) loan and row (B)(iii) sets 3.30 percent for a subsequent one, both for loans closed on or after April 7, 2023. Subsection (c)(1) is the source of the exemptions. Read September 11, 2026.
- Legal Information Institute, Cornell Law School, 38 U.S.C. 3703, Basic provisions relating to loan guaranty. Source of the 30 years and 32 days maximum maturity for a housing loan at subsection (d)(1). Read September 11, 2026.
- Legal Information Institute, Cornell Law School, 38 CFR 36.4301, Definitions. Source of the quoted requirement that guaranteed manufactured home and lot loans be for units permanently affixed and considered real property under state law, and that a home and lot bought together be treated as one loan. Read September 11, 2026.
- Legal Information Institute, Cornell Law School, 38 CFR 36.4207, Manufactured home standards, and 38 CFR 36.4208, Manufactured home lot standards. Source of the 10 foot and 400 square foot single-wide minimum, the 20 foot and 700 square foot double-wide minimum, and the site standards for zoning, water and sanitation, all-weather road access and known hazards. Read September 11, 2026.
- Legal Information Institute, Cornell Law School, 38 CFR 36.4204, Loan purposes, maximum loan amounts and terms. Source of the maturity schedule at paragraph (f), including the reduced cap for a used manufactured home tied to its remaining physical life expectancy. Read September 11, 2026.
- Legal Information Institute, Cornell Law School, 24 CFR 3280.2, 24 CFR 3280.11, 24 CFR 3282.8 and 24 CFR 3282.12, HUD Manufactured Home Construction and Safety Standards. Source of the federal definition of a manufactured home, the certification label rule and its location on the home, the June 15, 1976 applicability date, and the modular home exclusion. Read September 11, 2026.
- Nevada Legislature, NRS Chapter 361, Property Tax. NRS 361.244 is the source of the eligibility test at subsection 1, the quoted conversion rule and four conditions at subsection 2, the fixture and improvement language at subsection 3, and the definition of owned land at subsection 7. NRS 361.2445 is the source of the rule that a converted home may not leave the tax roll until every holder of a security interest agrees in writing. Read September 11, 2026.
- Nevada Legislature, NRS Chapter 489, Manufactured Homes. NRS 489.120(3) is the source of the exclusion of NRS chapter 461 factory-built housing from the definition of a mobile home. NRS 489.288 is the source of the exception that lets local governments set prerequisites to classification as real property. Read September 11, 2026.
- Nevada Housing Division, Department of Business and Industry, Affidavit of Conversion to Real Property, form TL-110. Source of the form number, the foundation building permit number, installation seal number and enforcement agency signature fields, the running gear certification, the existing lienholder signature requirement, and the statement that conversion is not valid until a Real Property Notice is issued. Read September 11, 2026.
- Clark County Assessor, Manufactured Homes. Source of the statements that a manufactured home is by definition personal property, that conversion requires owning both the home and the land, that a converted dwelling is no longer personal property, and that personal property tax on a manufactured home is due by the third Monday in August. Read September 11, 2026.
- U.S. Department of Veterans Affairs, VA funding fee and closing costs. Source of the 1 percent rate listed for manufactured home loans that are not permanently affixed, the April 7, 2023 effective date, and the statement that a veteran who previously used a VA loan to buy only a manufactured home still pays the first-time fee. Read September 11, 2026.
- U.S. Department of Veterans Affairs, VA home loan types, last updated March 19, 2025. Source of the observation that VA's public loan-types page lists four products and does not mention manufactured homes. Read September 11, 2026.
Keep exploring
Appraisal
VA appraisal requirements in Nevada
What the appraiser inspects once the property clears the eligibility test.
Rural Nevada
VA loans in Nye County and Pahrump
The market where manufactured housing is the largest share of what is for sale.
Entitlement
Nevada VA loan limits for 2026
How entitlement works on the regular purchase side, where the rules are far more generous.
Costs
The 2026 Nevada VA funding fee
Every rate in the table, and who is exempt from paying one at all.
Clark County
VA loans in Clark County
The local picture for Las Vegas, Henderson and North Las Vegas buyers.
Next step
Check my Nevada property
Have the home read against the VA test before you write an offer.