Buying a manufactured home for the first time can feel like learning a new language. This step by step checklist gives you a simple path from prequalification to keys, tailored to how San Antonio and Texas handle manufactured housing. You will find the critical decisions, what to gather, what to verify, and the documents to leave with on move in day.

This guide focuses on the essentials and points you to primary sources for anything that needs official confirmation. When you are ready to see floor plans, tour communities, or get matched with a trusted local lender, Homes2Go San Antonio can help you put this plan into action.

How to use this checklist

Think of the steps below as gates. Clear each gate before moving on. Saving a bit of time early can lead to expensive surprises later, especially with permits, installation, and insurance.

If you are still comparing overall costs or financing paths, start with an overview of San Antonio pricing, rules, and lender options in Homes2Go’s guide, Manufactured Homes San Antonio: Options, Prices, Tips. It explains the two main ways people buy, a home for a land lease community with a chattel loan, or a land home combination with a traditional mortgage.

Step 1. Map your budget and get prequalified

Before you fall in love with a floor plan, decide how you will place the home. Monthly cost looks very different if you choose a community with lot rent versus a private parcel with property taxes and utilities. Work out a realistic monthly number that includes the home payment, insurance, utilities, and either lot rent or land costs.

Your financing path comes next. Many first time buyers use a chattel loan for a home placed in a community. Others pursue a land home mortgage if they own land or plan to buy land and home together. If you want the combined route, see Homes2Go’s Land and Home Packages San Antonio: Complete Guide. For consumer level financing basics, the CFPB’s overview of manufactured housing is a solid primer.

• Gather recent pay stubs, W 2s or tax returns, bank statements, and a list of monthly debts.
• Pull your credit, review for errors, and resolve issues before you apply.
• Decide if you are buying for a community lot or for land. This choice steers your lender type.
• Ask Homes2Go to introduce you to trusted local lenders that fit your path.

Step 2. Pick your site, community or private land

Your placement decision shapes rules, fees, and timeline. Communities offer speed and simplicity, since utilities and pads are usually ready and you sign a lease for the lot. Private land gives you more control and long term equity, but requires permits, site prep, and utility coordination.

If you are leaning toward a community, shortlist neighborhoods that fit your commute and lifestyle, then compare lease terms, rules, and what is included in the lot rent. Homes2Go’s 2025 review of area communities, Best Mobile Home Parks in San Antonio, explains what to look for and the typical add ons. If private land is your target, start due diligence early, confirming zoning, utilities, and flood risk. Use the FEMA Flood Map Service Center to check flood zones before you commit.

• For communities, verify application requirements, lease length, deposit, pet and parking rules, and what lot rent includes.
• For land, confirm access to electric, water, and sewer or septic, as well as driveway and delivery access.
• For both paths, check commute times at your actual drive hours and visit after dark to assess lighting and safety.

Step 3. Shortlist floor plans and must have features

Now match your needs to a model. Prioritize bedroom count, storage, traffic flow, natural light, and noise separation. Think about daily routines, for example a mud area for pets, a work from home nook, or a primary suite split from secondary bedrooms.

Energy performance is a big money saver in South Central Texas. Focus on a tight building envelope, insulation, efficient windows, and a right sized HVAC. Homes2Go’s guide, Energy Efficient Manufactured Homes: Save More in Texas Heat, gives target specs and simple upgrades to consider at order time.

Step 4. Ask for an itemized, installed quote

An installed price prevents most surprise costs. Request a single proposal that lists the home, delivery distance, set and level, foundation or anchoring system, AC and ductwork, skirting, steps or decks, permits, and utility hookups if included. If a line is not in writing, assume it is not included.

Ask the retailer to spell out schedule drivers, for example factory lead time, permit timelines, and utility scheduling. If you are ordering options, make sure model numbers and color packages are written exactly as you want them. Photographs from the model are helpful, but the written order controls what is built.

Step 5. Handle permits, titling, and compliance in Texas

Texas regulates how manufactured homes are installed and titled. The Texas Department of Housing and Community Affairs, Manufactured Housing Division, oversees retailer and installer licensing as well as consumer protections. Learn more or verify credentials with TDHCA’s Manufactured Housing Division. The federal HUD program governs how homes are built and labeled, see HUD’s Manufactured Housing Program for the basics.

Inside the home you will find the HUD data plate, usually in a cabinet or closet, and a red certification label on the exterior. Never remove these, they are your proof of compliance. For placements inside San Antonio city limits, review permit needs with the City’s Development Services Department. Start at the City of San Antonio Development Services page and ask your Homes2Go representative which party will handle filings for your project.

Step 6. Delivery, set, and your punch list

Delivery day moves fast. Keep your phone charged, your contract handy, and plan to be on site for questions. Protect nearby trees and mark underground lines ahead of time. If weather threatens, rescheduling can save you from damage and unnecessary repairs.

Once the home is leveled, anchored, and utilities are connected, complete a thorough walk through. Bring blue painter’s tape and note anything that needs attention.

• Walk every room and operate doors, windows, faucets, lights, fans, and appliances.
• Photograph cosmetic items as well as functional issues and note the room and location.
• Verify AC performance at the thermostat and feel for airflow at registers.
• Confirm serial numbers, options you ordered, and that skirting, steps, and decks match your contract.
• Get a written service list with target dates for completion before you sign final acceptance.

Step 7. Insurance, warranties, and maintenance setup

Insurance requirements depend on your financing and location. A community placement typically needs a manufactured home policy for the home and your belongings. A land home mortgage usually requires a homeowner type policy and may also require wind or flood coverage, depending on location. If your site is in a Special Flood Hazard Area, flood insurance is often required by your lender.

Warranties and maintenance are what keep small issues small. Read the manufacturer’s care requirements, especially roof, caulking, and HVAC maintenance. Create a simple calendar in your phone for filter changes and seasonal checks.

• Collect policy declarations, coverage limits, deductible, and the claims phone number.
• Save manufacturer warranty booklets and appliance registrations.
• Ask who to call for warranty service and the expected response time.
• Schedule your first HVAC filter change and a six month check for sealant around windows and penetrations.

Step 8. Close out and move in with confidence

Before you hand over a final signature, make sure you have a clean paper trail. Your lender or retailer will specify what you receive, but these are common documents new owners keep.

Common first timer pitfalls to avoid

Skipping site due diligence, many buyers fall in love with a floor plan before confirming that utilities, access, and flood risk make sense. Resolve the land or community question first, then choose the home.

Accepting non itemized quotes, a single line price hides installation and utility responsibilities. Ask for a written, itemized installed scope so you can compare apples to apples.

Overlooking energy features, the cheapest upfront option can cost more in a San Antonio summer. Prioritize window specs, insulation, and HVAC efficiency if you plan to be here long term.

Rushing the walk through, small cosmetic items are easiest to fix before move in. Take your time, use tape to mark, and get a written completion list.

Your next step with Homes2Go San Antonio

If you want expert help turning this checklist into a plan, Homes2Go San Antonio can guide you through model selection, financing options with trusted local lenders, and placement in top area communities or on private land. Start with our in depth resources, then schedule a visit to compare floor plans and energy packages side by side.

• Compare models and financing options in Manufactured Homes San Antonio: Options, Prices, Tips.
• Explore neighborhoods with Best Mobile Home Parks in San Antonio.
• If you want land plus home, read Land and Home Packages San Antonio: Complete Guide.
• Trim your utility bills with Energy Efficient Manufactured Homes.

When you are ready, contact Homes2Go San Antonio to see move in ready models, review detailed floor plans, and get matched with a lender that fits your path. With the right plan and the right partner, your first manufactured home can be a confident, on budget move.