Financing

Buying a manufactured home in a community like ours works a little differently than buying a house with land, and that difference works in your favor more often than not. Below is how the process goes, in plain language, along with a form to get started whenever you are ready.

Pine Valley is your opportunity to enjoy the benefits of affordable home ownership in a beautiful, quiet setting with convenient access to nearby shops, restaurants and attractions. We also have an on-site manager ready to help you in any way they can to ensure a quality home environment.

How it Works

Nothing here commits you to anything, and you can stop after any step.

1. Tell us what you are looking for.

Fill out the form below or call the office at (570) 966-1990. We will ask about the home you are interested in and your rough budget. We do not ask for a social security number and we do not pull your credit.

2. We point you toward the right lenders.

Not every bank finances homes in a land lease community. We will share the regional lenders our residents have worked with, and you decide who you would like to contact.

3. You apply, and we handle the community side.

Once you are approved, we take care of the lot lease, site preparation and utility hookups so both timelines line up and you can move in without waiting.

Start the Financing Process

Send this over and we will get back to you within one business day. This is not a credit application and it does not affect your credit score.

Why Financing Here is Different

You own the home and Pine Valley owns the land underneath it. That one difference shapes most of what follows, and it is the reason a home here costs a fraction of a comparable house in Lewisburg or Mifflinburg.

Because the home sits on a leased lot, most buyers use a manufactured home loan, sometimes called a chattel loan, rather than a traditional mortgage. The paperwork is shorter and closings are usually faster. Terms typically run fifteen to twenty five years, and down payments commonly fall between five and twenty percent.

Rates sit somewhat above conventional mortgage rates, but there are no property taxes on land and your lot rent covers community upkeep, water, sewer and trash. For most of our residents the monthly total lands well below what renting would cost them.

Frequently Asked Questions

If your question is not here, call the office. We would rather answer it than have you guess.

Can I get a loan for a home in a land lease community?

Yes. Homes at Pine Valley sit on leased lots, so most residents use a manufactured home loan rather than a traditional mortgage. Several regional lenders write these every week.

What credit score do I usually need?

Most lenders in this space look for a score in the low to mid 600s, though some will work with lower scores at a higher down payment. There is no single cutoff, and it is worth asking rather than assuming.

How much should I plan for as a down payment?

Commonly between five and twenty percent of the purchase price. A larger down payment generally means a better rate and a lower monthly payment.

What is the difference between a chattel loan and a mortgage?

A mortgage is secured by the home and the land together. A chattel loan is secured by the home alone, which is what applies when the land is leased. Terms are usually shorter and rates slightly higher, but closing is faster and simpler.

How long do the loan terms run?

Typically fifteen to twenty five years, depending on the lender, the age of the home and the size of your down payment.

Does Pine Valley offer rent to own or lease purchase?

In some cases there may be an opportunity to enter into a lease purchase agreement with the community to secure home ownership. Ask the office about which homes currently qualify.

What paperwork will a lender ask me for?

Generally proof of income for the last two years, recent pay stubs, bank statements, a photo ID and details about the home you intend to buy. Your lender will give you an exact list.

Contact Us

Call the office at (570) 966-1990, Monday through Friday, and a real person will walk you through it. There is no script and no pressure to decide anything on the phone.