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How to Buy Your Custom Modular or Manufactured Home in 9 Easy Steps

By Jared Moats

Buying a custom home doesn't need to be stressful.

Get instant clarity by reading this short guide, which explains how to buy a custom modular or manufactured home from Middletown Homes, step by step.

1. Start Finding Land

Finding land is the very first step to building a modular or manufactured home. You need to own land to build your home on (or at least be actively looking for a plot).

Once you own land or find a plot of land you’re interested in, we can send a representative to make sure there are no hindrances to bringing your custom home to the property.

 

Photo of rolling hills

 

What if you don’t own land?

If you're looking for land to purchase, you can still continue to step 2! A lot of people purchase their land and build their home at the same time.

The process does not drastically change if you purchase your land and your home at the same time. You’ll just need to make sure we’ll be able to access the land for the next steps.

 

A lot of people purchase their land and build their home at the same time.

 

2. Come Talk to Us

 

Once you’ve found property you want to build your new home on, your next step is to visit one of our locations to tour our homes and strike up a conversation with a salesperson.

In the first conversation with your salesperson, you’ll get to tell them about the kind of home you want, what you like and dislike, and which of our model homes are your favorite.

This is one of the most exciting parts of the home building process for a lot of people. You’ve been daydreaming about the home you want for so long, and now you finally get to talk to an expert to make it a reality!

It will most likely take more than one conversation to get your home exactly how you want it, but that's okay! It’s our sales team’s job to make sure you get the home you want, no matter how many meetings it takes.

 

3. Conduct Site-Check and Receive Quote for Site-Work

Once you get an idea for certain dimensions of your home, such as how long and how wide you want it to be, your salesperson will submit paperwork for what we call a site-check.

A site-check is when one of our home building experts examines your property to make sure we can successfully deliver and assemble a home on your land.

We want to do the site-check as soon as we can. It’d be disappointing to design every detail of your home only to find the modules can’t be delivered and assembled on your property.

 

Receive Quote for Site-Work

After the site-check, you can request an optional quote for your site-work.

Site-work is work that must be done before and after your home is delivered and assembled. Site-work includes things like:

  • Building your home’s foundation
  • Land grading
  • Septic system installation
  • Constructing porches, decks, or garages
  • More

The site-work quote is optional because you are not required to use Middletown Homes for this work. If you want, you can hire another company to do this part of the job.

However, trusting Middletown Homes with your site-work brings you a more enjoyable turn-key building experience. We’ll handle everything for you. You just have to turn the key and move in.

 

4. Establish Your Budget

To establish your budget, you need to get pre-approved for a loan by a bank.

Loan pre-approval is when your bank decides how much money they’re willing to loan you. Once you have that number, you know the maximum amount you can spend on your home.

The bank decides how much they’re willing to loan you by examining items such as your credit score, down payment, and debt-to-income ratio.

Basically, the bank says, “We ran the numbers, and we’ll loan you this much money.”

After you know how much the bank would loan you, you can decide how much you actually want to spend.

For example, a bank might be willing to loan you $300,000. But what if you don’t want to borrow that much money?

That’s okay! You don’t have to borrow the full amount.

You could decide to borrow only $150,000, for example.

Whatever amount you decide to borrow, that’s your official budget.

Now your home buying budget is set, and you’re able to finish designing your home!

 

5. Design Your Home, Receive Final Quotes

Now that your site-check is approved and your budget is set, it’s time to finish designing your home!

 

White ceramic kitchen - modular homes wv

 

Customize Your Home

There’s a popular myth that modular and manufactured homes aren’t very customizable, but this isn’t true.

A completely custom home is possible as long as your design can be built in modular units.

What does that mean?

Imagine the home you want. If it can be built in independent sections (modules), then it can be built using our construction method.

Thanks to the modular method, your customization options are nearly endless. Some things you can customize include the home’s:

  • Floor plan
  • Kitchen cabinets
  • Number of bedrooms and bathrooms
  • Length and width
  • Roof pitch, bumpouts, and dormers
  • Bathtub and shower combinations
  • Flooring (such as vinyl plank, tile, etc.)
  • Fireplace
  • Lighting
  • Accent walls
  • Much more

Once you finish designing your home, your salesperson can quote you a final price, which you’ll use to finalize your loan with the bank.

 

6. Lock in Your Modular Home's Price and Close Your Bank Loan

Since you have your final quote, it’s time to lock in your home’s price and get the loan from your bank.

By signing a contract and giving a good faith deposit, Middletown Homes will lock in your price for 90 days. This protects you from price increases in the housing market or through our manufacturers.

Once you secure your price, you can use the three months it's locked in for to finish getting the loan from your bank.

A big advantage of our construction method is that you get a final, definitive price when you sign a contract (unlike site-building, which often allows for overrun charges). A final price like this can make securing your loan more straightforward.

 

7. We Order Your Home and Construction Begins

This is the moment you’ve been waiting for! Once your loan is secured, Middletown Homes orders your modular or manufactured home from our manufacturers.

Your home’s sections (modules) are then built in a factory using an efficient, quality-controlled building process.

This indoor building process ensures your home is:

  • Not affected by weather damage
  • Constructed from the best materials
  • Built in a short timeframe
  • Cost efficient

Your home’s foundation is also built at the same time as your home’s modules, shortening the construction process by as much as 1-3 months.

 

8. Your Home is Delivered and Assembled

Now that your home’s modules are built, Middletown Homes delivers the modules to your land and assembles your home.

In a short period of time, your home goes from disassembled modules to a complete, beautiful, move-in ready home.

Here’s what happens during this process:

  • Your home’s modules are set on the foundation walls or concrete piers
  • The modules are connected to each other
  • Interior drywall is completed at the marriage line
  • Flooring is installed
  • Trim and baseboards are finished
  • HVAC (per order) is installed and connected
  • Much more

As mentioned above, this process takes Middletown Homes a short period of time to complete. And once we’re finished, it’s time for you to tour your new home with your project manager and get your keys.

 

9. Tour Your New Home and Get Your Keys

The project manager who supervised your home’s assembly and finish will give you a personal tour of your completed custom home. It’s his job to give you a new homeowner’s orientation and make sure you’re happy with your home.

You receive your home’s keys at the end of the orientation. The home is all yours now!

Now you can move in and begin your life’s next phase in your brand new home.

 

We’re Here to Help After You Move In

Remember, Middletown Homes is here to help even after you move into your home.

As with any big project, situations may appear even after it’s finished. That’s why we have our own in-house service team to serve you after you move in.

You won’t have to hire contractors who aren’t familiar with your home to make repairs or do quick fixes. Our employees already know your home inside and out, so they’re ready to quickly repair anything in your home if needed.

You also won’t have to wait months to get help with your home. Our service team is constantly serving customers, so your problem will be solved as soon as possible.

 

Conclusion

Hopefully now you see that building a modular home in West Virginia isn’t as daunting as it may seem. It’s a straightforward process with a huge payoff at the end: owning a custom home you love.

 

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Tags: modular home, home building, middletown homes