First time home buyer

[Travis S.]

Hi everybody, I just found this site and would be interested in some outside opinions. I am considering purchasing a manf home. I am considering a Karsten, Skyline or a Palm Harbor. I like the construction quality of the Palm Harbor (2x6, OSB floors) but I've also been impressed with the others. Any reccomendation's ?
Also, does any one have any suggestions for financing. I wish to get a home only loan to place a home on my families property. I am buying the land but, as it is part of a Century Farm, will not place it up as collateral. I am a first time home buyer and a veteran. Any suggestions or advice would be appreciated. Thank you.

[rmurray]

Sounds like you have your priorities in order...The best advice I can give is to carefully compare the features and the price...All three brands you mentioned have thier good points..

Just as important as which home to buy..is the question from whom to buy..Most problems mentioned about manufactured homes are dealer oriented...Check out the dealerships the best you can..ask for references..ask for finance proposals...

For those with good credit there are still some good home only finance sources...Rates are credit sensitive and downpayment sensitive...The lowest rates are offered by Chase Bank through your dealer...with large downpayments rates can be manageable..Terms for the best rates will be 20 years or less..30 yeaer fiance is still available..but the rates will be higher to offset the additional risk the lender has...PH owned dealerships are placing their paper through their new finance company...I am not sure what rates they are offering..

Finance differences can make a great difference in the overall price of the home and this shopping should be part of the purchase process...Be sure that you shop the money apples to apples...Ask for rates with NO buy down to compare...Then consider the cost and benefits of buy downs for your situation..

Also..be ready to shop insurance..this is a large profit center for some dealers..which is ok if they offer competitive insurance..shop the dealer offer with all possible choices in the area...Some companies in the manufactured home business offer insurance for multiple years..Do not finace 3 or 5 years insurance for 20 or more years...This is bad financial planning..

For a first time buyer you seem right on track....Good Luck..

[Mac]

I had good service from Santiam in Aumsville (they have a branch in Woodburn also). We bought a Karsten in December. The plant is down the street in Stayton (was Guerdon plant previously) and I could get answers to everything, and visit my house as it was being built.

[Travis S.]

I have looked at Santiam Homes in Woodburn quite extensively and have been fairly impressed. What is the flooring of the Karsten made of? Is it plywood or OSB?

[LL]

I just looked at the "features sheet" I got at a Karsten dealership over the weekend. Under "Construction & Exterior", it says "2x6 floor joists on 16 oc". There is no info about the material of the floor. However, the salesman did tell me they use a longitudinal floor system (with crossbeams every 5 ft), rather than a transverse system.

[LL]

I just found a note I made that the salesman told me the floors are Novadeck. That may be only on certain models.

[rmurray]

OUCH..OUCH..

Traverse floors are much better in the long run...Novodeck is the pressboard that so many recommend against...

I would not buy either..

[Travis S.]

Thanks very much for the input!