Property Financing Guides
The loan program that works for a standard single-family home doesn't always work for a condo, a manufactured home, a fixer-upper, or a rural property. These guides cover the financing considerations specific to each property type.
Why property type matters for financing
Lenders and loan programs evaluate properties differently based on type, condition, and intended use. A condo requires HOA review and may need to be on an approved list. A manufactured home must meet specific titling and foundation standards. A property with more than 10 acres may not qualify for standard residential financing. A fixer-upper may need a renovation loan if the property can't pass an appraisal in its current condition.
Understanding these distinctions before making an offer prevents surprises at the appraisal or underwriting stage. The guides below cover the key financing considerations for each property type.
Property type guides
Condo Financing
Warrantable vs. non-warrantable condos, HOA review, FHA/VA condo approval.
Townhome Financing
How townhomes are classified, PUD vs. condo, and which programs apply.
Manufactured Homes
FHA, VA, and conventional options for manufactured and mobile homes.
New Construction
Construction-to-permanent loans, builder financing, and what to watch for.
Multi-Family (2–4 Units)
Owner-occupied 2–4 unit financing with FHA, VA, and conventional.
Vacation Homes
Second home financing rules, occupancy requirements, and rate differences.
Rural Properties
USDA, conventional, and portfolio options for rural Tennessee properties.
Land Loans
Raw land, lot loans, and how to finance land before building.
Fixer-Upper / Renovation
FHA 203(k), Fannie Mae HomeStyle, and renovation loan mechanics.
Investment Property
Conventional investment property rules, down payment, and reserve requirements.
Mixed-Use Properties
Residential-over-commercial financing and lender considerations.
Log Cabins
Log cabin appraisal challenges, non-warrantable issues, and portfolio options.
High-Rise Condos
Non-warrantable condo financing and investor concentration rules.
Acreage & Hobby Farms
Financing properties with significant acreage or agricultural use.
Modular Homes
How modular homes differ from manufactured homes and financing options.
Questions about a specific property type?
Morgan Hardy can review the property type and identify which loan programs are available before you make an offer. Contact Morgan to discuss your specific situation.
Contact Morgan Hardy