On frame vs off frame UBC home

[Ann]

I know the difference between off frame and on frame modular home, but an appraiser that is very well known in our area, said that any home that EVER had wheels whether it's manufactured or UBC on frame home will not appraise like a site-built.

Now I KNOW a manuf home will not appraise like a site-built, but he said a UBC on frame won't either. They don't do off frame UBC's in Tucson/Phoenix. I think he's wrong on the UBC on frame. I say any home coded modular (UBC) should appraise as a site-built.

Am I right and should I go somewhere else or is he right? This guy owns a Karsten Manuf Home and has done some pretty extreme appraisals in the area.

What's your thoughts? I'm getting tired of wasting my time w/appraisers.

[Bill Fry]

Find another appraiser without so many paradigms.

[rmurray]

Actually they DO build off frame modular (UBC) homes in your area...Many of them...Check out Discovery Custom Homes...Genesis Homes and many others..

The tend with lenders is that on frame modulars are no different than manufactured homes...many states appraiser rules have changed and made this the rule...More and more lenders are starting to make this a definition...In the future..only off frames will be treated like a stick built home for finance reasons..

You would be better if you ordered the Karsten as a manufactured home...or bought a real modular....

[annaz]

Why Karsten as opposed to Palm Harbor? I know Karsten is a really high quality home, but what would make Karsten different from a totally upgraded Palm Harbor?

[rmurray]

No..No..No..I somehow..(the fog of the morning I would guess) thought this person was shopping an on frame Karston Modular...In that case..I would tell her to forget the modular option...She would be much better off shopping a real modular home..

I would tell you a well equiped PH is the best..with the 5 year warranty and plywood floors that are available...just go buy the PH..you will be happy..

Sorry for the misunderstanding..

[annaz]

That's alright rmurray...actually "she" is me and we figured that the on frame modular would be a total waste of money, if not now, down the road if we ever want to sell because the the change in appraising.

So...since the off frame modulars are too small for us and Genesis and Discovery Homes and are mostly for long narrow lots (we need wider) we will go w/a manuf home or site built a home. Probably not the latter as I don't want that sort of debt at this point in my life.

Of course we only want top of the line in our area, which means a Karsten or a Palm Harbor. We also only want triples or homes w/a tag. We always go w/structure first for options.

Sell me rmurray...tell me the differences on why Palm Harbor, so I have something to work with. I know the floor upgrade is a big hit w/ PH, because Karsten has that duradeck, plus PH has the 5-year warranty. Anything else? I am told that Karsten appraises better than the Palm Harbor because Karsten buyers tend not to go belly-up on their mortgage. Truth to that as well? or is it a local thing? I don't want to over-spend.

[Mark]

What size off frame are you looking for?

[Ann]

Somewhere around 2200-3000 sq feet.

[rmurray]

First..I doubt there is any truth to that statement about appraisals..and I would be very skeptical about the person who said this...

I know I type here a lot...but NO WHERE near as much as a good Palm Harbor sales peresentation that points out all of the advantages of the product...It would not be uncommon with a thoughtful..knowledgable..serious prospect like you to spend 3 or 4 hours or more....Far more than I can type here...

My suggestion would be to meet with the General Managers of both dealers..Expalin truthfully what you are doing..and ask them to go for it like you have here..Ask for their most experienced saleperson....In the process..plan a few days to make plant visits..so you can see all that is involved...little things like hand nailed shingles...floor installation...cabinet systems...the list goes on and on..

compare warranties...set up systems and processes...services offered...even finance offers..

Then..only you can decide..

[Mark]

My Horton is an off frame modular, 2300 sq ft, so far, it's been treated like any other house for appraisals, insurance and financing.

re: hand nailed shingles.. Florida building codes require a minimum of 6, evenly spaced nails per shingle (standard 3 tabbed), dunno about your area, but I ain't paying a half dozen roofers $18 an hour to hand nail shingles when they could use a nail gun and finish in 1/4th the time, same nails, same spacing, $$$ saved. If they ever come out with one that can shoot roofing felt nails, roofing jobs will get even easier, faster, and cheaper.