Mr. Murray and Eric's question

[Steve Hartman]

Eric has got something there and I was going to ask the same question. I also disagree with the answer. a single-wide, as many have found, no longer qualifies for loans like doubles do.

I personally have an extra lot in Lincoln, Montana. Since I rented one out, I want to put something less big up for myself. I would love to find something at say 24 X 32 or even 24 X 24 but in a two story cabin style and framed with 2 X 6's for extra insulation due to harsh winters.

And this time I want to go modular, because as we're all finding out, mortgage companies don't loan unless the foundations are permanent!!!

So, Mr. Murray, while I'm sure you just forgot about owner problems with single-wides.....what have you got in the way of manufacturers that could meet MY need?

And I thank you, Sir!

[chase]

steve, mr murray answer was correct based on the assumption he wanted the cheapest alternative to a home. one thing he considered was the cost was be quite a bit less for am older home. right now you can buy {if you got cash} repo singlewides for 5,000 to 8,000 dollars that are 1 to 3 years old from the major financing organizations. and is it hard to answer how to get a cheap house that will last a long tome. that is not exactly entry level. and doubles are put on permanent foundations every day and a 576 sq. foot modular aint going to be bery appealing a bank either , but there are manufacturesre that do build cabins but to be quite honest there is inherent overhead that must absorbed no matter the size hoem and it isnt cost efficient on a 24 x 24 , you would priobaly be better building that from ground up.

[rmurray]

I am sure there are products out there that you will find...I am in the SE and cannot deliver that far...

It is true that "permanent" foundations are required for some finance sources...but manufactured homes are almost all set in a fashion that will meet this requirement..

It will be hard to find a home that small...but I am sure there are some custom builder in your area who will suit the bill...Remember..modulars are built to a state building code...and homes built in state far away probably do not meet the Montana code..

[Steve Hartman]

Codes? LOL! Where I live in Montana it appears that : We ain't got no steeenking codes!

My neighbor said, "If you want something here you just build it. The only building inspections the county does are for septic and sewer, unless it's commercial property."

As for small size....I also live in Santa Cruz, Calif. I have a studio that's 310 sq. ft. that I rent out for $1100 a month and the median price for a 3-2 just ticked past $560K, with an older 2-1 (1000 sq. ft.) on our westside selling for an astounding $609,000.

Housing is in such short supply that granny units have been approved even in zoning areas with an R-1 designate providing the units are under 800 sq. feet.

And sadly, Murray, you are correct that no one is building small modulars. Seems like they're missing the boat. because with construction costs in the Santa Cruz area around $250 per square foot, there is a ton of money to be made for someone with a small full package home.

I mean think about it. Run your sewer line, water line, electricity and pour your pad. Set the home and for an 800 sq. ft. rental you can tack a FOR RENT sign up and start collecting $1500-1800 a month. I think a modular would pay for itself in what? Two or three years?

Anyway, I sometimes forget to say it; but thank you, guys (and gals). You're really helping people here.

Regards,
Steve Hartman