HOME TYPE COMPARISON MATRIX
REGULATORY & CODE |
Modular Home |
Manufactured Home |
ADU (Accessory Dwelling) |
Park Model (On Foundation) |
Park Model on Wheels (PMRV) |
RV / Motor Home |
| Building Code / Standard | Local / State IRC (same as site-built) |
Federal HUD Code (24 CFR Part 3280) |
Local / State IRC (or IBC for commercial) |
ANSI A119.5 (RVIA Park Model RV) |
ANSI A119.5 (RVIA Park Model RV) |
NFPA 1192 / ANSI A119.2 (RV standard) |
| Governing Agency | State & local building department |
HUD (federal) + state agency |
Local municipality / building department |
RVIA + state registration |
RVIA + state DMV registration |
RVIA + state DMV / DOT |
| Inspection Type | Local building inspector (same as stick-built) |
HUD-approved 3rd-party inspector at factory |
Local building inspector (standard permit) |
RVIA factory inspection; local site inspection |
RVIA factory inspection; no site inspection needed |
RVIA factory inspection only |
| Certification Label | State modular approval seal / local CO |
HUD Data Plate + HUD Label (red tag) |
Local Certificate of Occupancy (CO) |
RVIA Park Model Data Plate |
RVIA Park Model Data Plate + VIN |
RVIA Certification Label + VIN |
CONSTRUCTION & ASSEMBLY |
Modular Home |
Manufactured Home |
ADU (Accessory Dwelling) |
Park Model (On Foundation) |
Park Model on Wheels (PMRV) |
RV / Motor Home |
| Built In Factory? | Yes – built in sections (modules) |
Yes – entire home in one build |
No – built on-site (or prefab/kit ADU) |
Yes – entire home in factory |
Yes – entire home in factory |
Yes – entire unit in factory |
| Assembly Location | Modules transported; assembled ON-SITE |
Transported whole; set ON-SITE (no assembly) |
Built ON-SITE; some prefab OFF-SITE |
Transported whole; set ON-SITE (no assembly) |
Transported whole; driven/towed to site |
Driven or towed; no on-site assembly |
| Site Preparation Required | Yes – foundation, utilities, grade |
Yes – pads, piers, utility hookups |
Yes – full foundation + utility work |
Yes – pad/foundation, util. hookup |
Minimal – level pad, util. hookup optional |
Minimal – level pad; some self-contained |
| Typical Build Time | 60–120 days (factory + site) |
30–90 days (factory only) |
90–180 days (on-site construction) |
30–90 days (factory + delivery) |
30–90 days (factory + delivery) |
30–120 days (depending on class) |
| Stories | 1–3+ stories possible |
Usually 1 story; rare 2-story units |
1–2 stories (zoning dependent) |
1 story (loft optional) |
1 story (loft optional) |
1 story (slide-outs / lofts) |
| Max Square Footage | No federal limit; local codes apply |
No federal limit; HUD code applies |
Local zoning limit; typically 600–1,200 sf |
400 sq ft (ANSI A119.5 limit) |
400 sq ft (ANSI A119.5 limit) |
400 sq ft typical; no strict federal limit |
| Typical Size Range | 800–3,000+ sq ft |
600–2,500 sq ft (single/double/triple wide) |
200–1,200 sq ft (varies by municipality) |
200–399 sq ft |
200–399 sq ft |
150–450 sq ft (class A–C) |
LAND & FOUNDATION |
Modular Home |
Manufactured Home |
ADU (Accessory Dwelling) |
Park Model (On Foundation) |
Park Model on Wheels (PMRV) |
RV / Motor Home |
| Foundation Type | Permanent – slab, crawl space, or basement |
Piers / pads (most); permanent optional (Title II) |
Permanent – slab or full foundation |
Permanent concrete pad or piers |
Piers / tie-downs; not a permanent foundation |
No foundation; level parking surface |
| Permanent Foundation Required? | Yes – always |
No – but required for real property classification |
Yes – always |
Yes – for fixed park model placement |
No – designed to be relocated |
No |
| Can Be Moved? | No – once set, permanent |
Technically yes; practically difficult |
No – built into the land/structure |
Difficult – requires dismount from foundation |
Yes – designed to be towed/relocated |
Yes – driven or towed |
| Land Ownership Required? | Yes – home sits on owned or leased land |
No – can be in a leased MH community |
Usually tied to primary residence lot |
No – can lease a park site |
No – can move between campgrounds |
No – can use campgrounds, RV parks |
LEGAL & PROPERTY STATUS |
Modular Home |
Manufactured Home |
ADU (Accessory Dwelling) |
Park Model (On Foundation) |
Park Model on Wheels (PMRV) |
RV / Motor Home |
| Property Classification | Real property (titled as real estate) |
Personal property (default); Real property if on permanent foundation + owned land |
Real property – part of primary parcel |
Real property (if on permanent foundation); otherwise personal property |
Personal property – titled as vehicle (DMV) |
Personal property – titled as vehicle (DMV) |
| Title / Registration | Real estate deed; no separate vehicle title |
HUD Data Plate; state DMV title (initially); converted to real estate deed if permanent |
Part of property deed; no separate title |
State DMV title (PMRV); converted if permanent foundation |
State DMV title (VIN-based, like a vehicle) |
State DMV / DOT vehicle title + VIN |
| Zoning / Permit Requirements | Residential zoning; standard building permit |
Manufactured home zone or MH community; some residential zones |
Must be on same lot as primary residence; local ADU ordinance |
RV/MH park or approved community; some residential zones |
RV park / campground; some mobile home parks |
RV park / campground; not permitted in residential zones |
| Setback Requirements | Standard residential setbacks apply |
MH community rules or local code setbacks |
Usually reduced setbacks (ADU-specific rules) |
Park/community rules; local setbacks if on private land |
Park/community rules; no local residential setbacks |
Campground / RV park rules apply |
| HOA / Community Acceptance | Most HOAs accept; indistinguishable from site-built |
Restricted in many HOAs; accepted in MH/manufactured communities |
Increasingly accepted; some HOAs restrict |
RV/MH communities; some standard communities with approval |
RV parks and campgrounds; limited community acceptance |
RV parks / campgrounds only |
COST & FINANCING |
Modular Home |
Manufactured Home |
ADU (Accessory Dwelling) |
Park Model (On Foundation) |
Park Model on Wheels (PMRV) |
RV / Motor Home |
| Avg. Cost / Sq Ft | $100 – $200 |
$50 – $130 |
$150 – $350 (urban markets higher) |
$150 – $350 (per finished sq ft) |
$150 – $350 (per finished sq ft) |
$100 – $300 (Class A highest) |
| Typical Price Range | $100,000 – $500,000+ |
$40,000 – $200,000 |
$80,000 – $400,000+ |
$55,000 – $150,000 |
$55,000 – $150,000 |
$20,000 – $500,000+ |
| Land Cost (additional) | Required; $20K–$500K+ depending on Florida market |
Required or lease; $300–$1,500/mo lot rent |
Included in existing parcel |
Required or lot lease; $400–$1,200/mo |
Not required; site fee applies |
Not required; campground fee applies |
| Financing Options | Conventional mortgage; FHA, VA, USDA; same as site-built |
Chattel loan (most common); FHA Title I (chattel); FHA Title II (real property); VA (if on permanent foundation) |
Home equity / HELOC; cash-out refi; construction loan; some ADU-specific programs |
Chattel loan; personal loan; some lender programs; limited conventional |
RV loan; personal loan; chattel loan; not mortgage-eligible |
RV loan; dealer financing; personal loan; not mortgage-eligible |
| Interest Rate (typical) | Current mortgage rate (prime + market spread) |
Chattel: 1–3% above mortgage rates; Title II: near-mortgage rate |
HELOC / refi rate; construction loan 1–2% above mortgage |
Personal/chattel: 7–12%+ typical |
RV loan: 6–12%+ |
RV loan: 6–12%+ |
| Down Payment (typical) | 3.5–20% (FHA 3.5%; conventional 5–20%) |
5–20% chattel; 3.5% FHA Title II |
Varies by loan type; construction 10–20% |
10–20%; some lenders require 20%+ |
10–20% for RV loan |
10–20% for RV loan |
| Insurance Type | Standard homeowner’s policy (HO-3) |
Manufactured home policy (HO-7); chattel policy if personal property |
Standard homeowner’s policy (on primary parcel) |
Park model / specialty RV insurance |
Park model / RV insurance policy |
RV insurance (liability + comprehensive) |
VALUE & RESALE |
Modular Home |
Manufactured Home |
ADU (Accessory Dwelling) |
Park Model (On Foundation) |
Park Model on Wheels (PMRV) |
RV / Motor Home |
| Value Trend | Appreciates – same as site-built homes |
Varies – appreciates if on owned land + permanent foundation; otherwise depreciates |
Strong appreciation – linked to primary property value |
Stable to slight appreciation if on permanent foundation on owned land |
Slight depreciation over time (vehicle classification) |
Depreciates – treated as vehicle/ personal property |
| Depreciation / Appreciation | Appreciates with real estate market |
Depreciates as personal property; appreciates if converted to real property |
Appreciates with primary property |
Depends on placement; land ownership key factor |
Slight depreciation (like a vehicle) |
Depreciates (vehicle asset) |
| Resale Market | Strong – MLS listed; buyer pool = all homebuyers |
Limited MLS access; MH-specific resale market; broader with real property title |
Strong in urban markets; increasing demand |
Niche but growing; particularly for STR investment buyers |
Niche market; RV/park model dealers; online marketplaces |
Established RV resale market; RV dealers + Craigslist + RV Trader |
| Tax Classification | Real estate property tax (annual assessment) |
Personal property tax (default); real estate tax if converted |
Part of primary property assessment |
Real estate tax if on permanent foundation; DMV fee if titled as vehicle |
Annual vehicle registration fee; no property tax |
Annual vehicle registration fee; no property tax |
PRACTICAL & LIFESTYLE |
Modular Home |
Manufactured Home |
ADU (Accessory Dwelling) |
Park Model (On Foundation) |
Park Model on Wheels (PMRV) |
RV / Motor Home |
| Utility Hookups | Full – electric, gas, water, sewer (permanent) |
Full hookups required at site (permanent) |
Full – electric, water, sewer |
Full hookups at park / site (50A elec., water, sewer) |
Full hookups preferred; some self-contained capability |
Self-contained OR full hookups at campground (30A/50A) |
| Off-Grid / Self-Contained? | No – requires permanent utility connection |
No – requires permanent utility connection |
No – requires permanent utility connection |
Possible with upgrades (solar, tank) |
Possible with upgrades; limited gray/black tanks |
Yes – designed for self-containment (tanks, generator) |
| Minimum Ceiling Height | 8 ft typical (IRC standard) |
7 ft (HUD code minimum) |
7–8 ft (local code minimum) |
6’8″ (ANSI A119.5 minimum) |
6’8″ (ANSI A119.5 minimum) |
6’0″–6’8″ (varies by class) |
| Hurricane / Wind Rating | Meets local code; engineer-stamped for wind zone (FL: 130–180 mph) |
HUD Wind Zone I/II/III (up to 110 mph Zone III; some FL counties need more) |
Meets local code; engineer-stamped |
ANSI A119.5 wind rating; anchored to site spec |
ANSI wind-rated; tie-down system required |
ANSI A119.2 wind-rated for transport; not hurricane-anchored |
| Energy Efficiency | High – meets or exceeds IRC energy code; custom insulation |
Meets HUD energy standards; older units less efficient |
High – meets local energy code; often highly customized |
Moderate to high – manufacturer-dependent; spray foam available |
Moderate – spray foam optional; mini-split standard |
Lower – thinner walls; more air leakage; generator dependent |
| Best Use Case | Primary residence; full-time home; suburban / rural lots |
Affordable primary residence; retirement; MH community living |
Rental income; multigenerational living; backyard rental unit |
Full-time residence; STR / Airbnb; vacation home; 55+ community |
Seasonal / vacation home; STR investor unit; relocatable residence |
Full-time travel; campground living; vacation travel |
| Florida-Specific Note | Most flexible for standard residential lots; requires engineer-stamped for FL wind zone |
Must meet FL Wind Zone (most counties Zone II–III); check county DCA reqs |
Florida ADU law (SB 102, 2023) expanded allowances; city restrictions eased |
Ideal for FL RV/MH parks; DHSMV title; Wind Zone II/III rated models available |
Can be relocated within FL seasonally; DHSMV title required; no permanent CO |
FL campgrounds year-round; no building permit; hurricane exposure risk if parked |
