Well, we've talked about buying your home site, we've talked about finding a manufacturer and dealer that you like and that you should get all pricing itemized and in writing. 

Now how will you pay for it.  Cash -- great -- you won't need an appraisal or bank loan.

Need a loan?  You'll probably be looking at a construction loan.  Shop around and get the best rate that you can.  Be aware that the lender will want to get an appraisal on the "proposed" completed project.  If you've upgraded the home significantly and are in a market like today's, the home and property appraisal may come in lower than what you are spending.  If you have the cash to make up the difference and you simply must have the home you selected, then go for it.  After all, you are buying a home to live in.  However, if you don't have the extra money, then you may have to reconsider your wants and needs and  eliminate some of the options that you have in the home to get the numbers to work.

You need to understand that you are going through a process when buying a new manufactured home for your property.  Other costs that you will need to include in developing your property are improvements like grading, home foundation, home installation, stem wall, electrical to the property and home, driveways, septic system, well, pump for the well, pump house, are you getting an attached garage or detached, etc.  These are all considerations when developing a rural property. 

Once you have home prices, size of home and manufacturer/model of home, you'll also need to work with a contractor to develop your property.  Make sure that you work with a contractor familiar with your local building codes, inspectors and uniqueness of properties in the area.  For instance, in our market, it is unlikely that you'll be getting your foundation put in during the winter months -- freezing temperatures and snow make that a bad idea.  There are properties on dirt roads that in the winter months turn into mud pits -- you can't get a manufactured home to a lot that has a mud pit around it -- you'll need to wait until things dry out. Out of area contractors won't understand how to deal with our area because they don't have the experience.

Be sure to get quotes from at least 3 contractors in the area and MAKE THOSE CONTRACTORS ITEMIZE THE WORK TO BE DONE AND PROVIDE A SITE PLAN.  There are contractors that will have widely differing prices -- but you must compare apples with apples and oranges with oranges.  A contractor providing a higher price may actually be providing extras and better quality materials than another lower priced contractor.  Don't accept bulk line item bids -- get the details, or you'll be surprised later.  Also, don't forget to get REFERENCES on the contractors.  If they hesitate or won't give you references, RUN DON'T WALK TO THE NEAREST EXIT.

I purchased my home through a dealer who was also a contractor.  My experience was that he didn't want to put things in writing and tried to keep everything vague.  I wanted an attached garage for my home. I "expected" to get a pump house for my well and pressure tank - after all, it was common practice for the area.  Low and behold, he said "no" he was putting my pressure tank in the garage.  I was flabbergasted -- no, my garage is for my cars.  In order to get what I "expected" I had to agree to pay him an extra $3,000.  I learned a big lesson - IF IT ISN'T IN WRITING, YOU ARE NOT GOING TO GET IT !

While you are in the process of evaluating homes, dealers, manufacturers, properties and contractors you'll probably feel overwhelmed.  It's normal.  Whatever you do, don't rush into anything.  The last thing you want is a home didn't want -- the expense is too large to make mistakes.

Additionally, watch your budget.  If you have $200,000 to spend on the entire project, including the land, then budget the project at $170K-$180K.  By planning at the lower spending level, you are giving yourself some wiggle room financially.  Construction projects usually have some surprises.  Or, as you move forward, you may decide that you want something extra or changed -- that's going to cost money.  If you've left yourself some financial wiggle room, you'll reduce your stress as you proceed through the project.

More Blogs will be post on Your New Manufactured Home.