Singlewides, log homes, barndominiums, non-warrantable condos, and properties that don't fit a standard loan. Here's the financing that says yes when the big banks say no.
Somewhere in the mortgage industry there's an informational flyer titled “6 Reasons Mobile Home Loans Get Denied.” It reads like a wall of nos. The home was built before 1976. There's too much acreage. There's too little acreage. The home has been moved more than once. The buyer is self-employed. The buyer has an ITIN instead of a Social Security number. At most banks, any single one of those is an instant rejection. All six together would mean you can't even get through the front door.
We have a loan built specifically to say yes to all of those. It exists because there are tons of beautiful, livable, well-maintained properties out there that don't fit a typical loan, and the people who fall in love with them deserve a real answer.
You finally found it: a quiet stretch of land, mature trees, a manageable mobile home that's been well taken care of, and a price that makes sense. Every lender you've called has said no, usually citing the home's age or the acreage. With us: no age restriction on the home itself, no acreage limit, the home just needs to sit on land you own and be permanently attached. Approved.
Most lenders won't even consider a manufactured home that has been relocated. We will. Twice-moved homes can absolutely qualify, as long as they're properly set and titled.
Yes, those metal-shell-with-a-finished-interior homes you keep seeing on Instagram. We finance these. Up to $1.2 million in loan size, borrowing up to 80 percent of the value, and on land you own. They count as a regular property under this program, not a strange exception.
You found the lot before you found the builder. You want to lock it in now and build in a couple of years. We have a vacant land program (see our separate Vacant Land Loans page) that lets you finance the land purchase up to $1.2 million with no acreage limit and no prepayment penalty when you're ready to roll into a construction loan.
All on the menu. If a property type has historically given you trouble (the HOA isn't 50 percent owner-occupied, the building has too many short-term rentals, the home is partially commercial, the condo project is too small), there's a real chance we can finance it where a conventional loan can't.
There are perfectly good buyers walking away from perfectly good properties every week because somebody at a big bank said “we don't do those.” If you've fallen in love with a home and everyone keeps telling you no, you owe yourself one more conversation before you give up. A lot of those deals are exactly what this loan was built to fund.
At OpenKey Mortgage Advisors, we work with the buyers most banks won't take a second look at. As an independent mortgage broker shopping 50+ wholesale lenders, we serve Greenville, Spartanburg, Greer, and the broader Upstate of South Carolina, plus the major North Carolina markets including Charlotte, Raleigh, Asheville, Durham, and Wilmington.
Call or text Samantha Payne at (864) 387-8964, email Samantha@openkeymortgage.com, or visit openkeymortgageadvisors.com. OpenKey Mortgage Advisors LLC. NMLS Company ID 2812158. Samantha Payne, NMLS #2743877. Licensed in South Carolina and North Carolina. Equal Housing Opportunity.
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