If you’re planning to build a new home or move away from renting, it’s essential to understand your options. Two of the most common—and often compared—types of homes are stick-built (also known as site-built) and manufactured homes.
In this guide, we’ll break down the history, pros and cons, and financial implications of both home types to help you make a smart, long-term investment decision.
Comparison Chart: Stick-Built vs. Manufactured Homes
Here’s a quick side-by-side comparison of the key differences:
| Feature | Stick-Built Home | Manufactured Home |
| Construction Method | Built on-site, piece-by-piece | Factory-built, transported to site |
| Building Codes | Must meet local/state building codes | Must meet HUD (federal) codes |
| Foundation | Permanent concrete foundation | May or may not be placed on a foundation |
| Customization | Fully customizable | Limited customization options |
| Average Cost per Sq. Ft. | $120–$200+ (depending on location/design) | $80–$150 (depending on model/foundation) |
| Financing Availability | Widely available through most lenders | More limited; higher rates if not affixed |
| Appreciation | Typically appreciates in value | Tends to depreciate over time |
| Time to Build | 6–12 months (weather-dependent) | 3–6 months (factory controlled) |
| Insurance | Easy to insure | May be harder to insure |
| Resale Value | High resale potential | Lower resale value |
HISTORY OF MOBILE AND MANUFACTURED HOMES
The use of movable or mobile homes dates as far back as the late 19th century in the United States, when teams of horses transported homes on wheels to beach front properties along the Outer Banks of North Carolina. Mobile homes came into vogue at the end of WWII, as veterans returned home and affordable housing was in short supply. They were often marketed as a practical alternative to renting an apartment. During the baby boom American families trying to find work wherever available, used mobile homes so they could move quickly with job changes.
In 1980, Congress approved changing the term ‘Mobile Home’ to ‘Manufactured Home’. Today, manufactured homes are one of many styles of prefabricated homes built in factories, rather than on site, and then taken to the location where they will be occupied. They are usually transported by tractor-trailers over public roads (see photos).
Today, manufactured homes are factory-built and shipped to their final site, offering an affordable housing option—but with some key trade-offs.
DISADVANTAGES OF MOBILE/MANUFACTURED HOMES
Factory built homes initially had low property tax rates due to their classification as vehicles. However, local governments later reclassified them, and mobile homes are now taxed as personal property or real estate. This stigma has led to devaluation of existing homes, limited development size, and strain on public infrastructure.
Disadvantages of Manufactured Homes
Manufactured homes have improved over the decades, but they still come with some challenges:
1. Financing Difficulties
- Many lenders won’t finance manufactured homes unless they are placed on a permanent foundation and titled as real estate.
- Loans are often shorter term (15–20 years) with higher interest rates, similar to auto loans.
2. Insurance & Depreciation
- Insurance is harder to obtain and often more expensive.
- Manufactured homes generally depreciate in value over time, unlike site-built homes which tend to appreciate.
3. Community Perception
- These homes still face zoning restrictions and negative stigmas in some areas, limiting resale value and buyer interest.
4. Infrastructure Strain
- In developments with multiple manufactured homes, cities have reported strain on water, sewage, and traffic systems.
ARE YOU REALLY SAVING MONEY WITH A MOBILE OR MANUFACTURED HOME?
Here is a true life experience related by one Washington State Home Builder: A home buyer was planning to put a manufactured home on their land near Yelm, WA. This Manufactured home would have been about 1400 square feet, NO garage, NO permanent foundation The price quote with tax was about $112,000. The Washington Home Builder was able to put them into a home over 1750 square feet, WITH garage and foundation, and also including many amenities that the manufactured home did not include (2×6 exterior walls instead of 2×4; vaulted ceilings, 4/12 pitch roof, etc) for only $107,000. And, the appraisal was much higher than the manufactured homes appraisal, easier to finance and get insurance for, and more value.
THE STICK-FRAME HOME ADVANTAGE
Stick-frame homes appreciate in value, making them popular among investors for rental properties or building equity for later sale. On-your-lot builders like True Built Home offer high initial appraisals, allowing homeowners to build equity immediately, making them one of the fastest-growing home builders in Washington state.
Stick-built homes are constructed directly on your land and designed to last for generations. Here’s why they’re worth considering:
- Higher Appraisal Value: Often appraises for more even before construction is completed.
- Instant Equity: With True Built Home, you can start with equity from day one.
- Customization: Tailor your home to your exact preferences and lifestyle.
- Financing & Insurance: Easier to qualify for competitive loans and insurance options.
- Resale Value: These homes hold their value over time—and often appreciate.
Key Takeaway
While manufactured homes might offer a lower initial cost, a stick-built home offers greater long-term value, better financing, and higher resale potential—especially when built with a trusted custom builder like True Built Home.
Ready To Build Your Forever Home?
True Built Home has been helping Washington families build affordable, high-quality homes for years. From modern farmhouses to craftsman-style homes, we’ll help you design a space that’s built to last—and built for you.
Call us at 1-855-WHY-TRUE or browse our floor plans to get started today!
