Manufactured homes have long been part of Maine’s housing fabric, and in many parts of York and Cumberland Counties, they continue to offer a practical path to homeownership. Whether situated on a private lot in Lyman or Waterboro, or tucked into a community in Old Orchard Beach or Westbrook, these homes meet a range of needs. They can provide first-time buyers with a more accessible entry point into the market, serve as seasonal homes near the coast, or offer aging residents an affordable downsizing option.
Still, the process of appraising a manufactured home differs from what many buyers and sellers expect. These homes do not always follow the same valuation path as traditional stick-built properties. Local zoning, the nature of the land, and how the home is constructed and titled all factor into the final number on the appraisal report.
Understanding what makes these homes different and how those differences are handled by local appraisers can help property owners make more informed decisions, especially when the property is part of a sale, refinance, estate, or legal matter.
What Defines a Manufactured Home
Many people confuse manufactured homes with mobile homes, but the two are not the same. The term "mobile home" generally refers to factory-built homes produced before June 15, 1976. After that date, homes built in a factory for residential use have been required to meet the federal HUD code for safety and construction. These homes are referred to as manufactured homes.
Today’s manufactured homes are built in a controlled environment and transported in sections to the home site, where they are assembled and, in many cases, installed on a permanent foundation. They can range from single-section homes to multi-section models with the square footage, layouts, and finishes commonly found in site-built properties.
In towns like Hollis and Limington, it is common to see manufactured homes on private land, often with additions like porches, garages, or sheds. In other areas, such as Biddeford or Naples, you’ll find entire communities of manufactured homes, some of which are seasonal or restricted to adults over a certain age. Each of these arrangements creates different circumstances for an appraisal.
Real Property or Personal Property?
A key factor in how a manufactured home is appraised is whether it is considered real property or personal property. This distinction shapes how the home is treated for financing, taxation, and market value.
In towns like Standish or Dayton, many manufactured homes are placed on owned land and installed on a concrete or frost wall foundation. When this is the case, the home and land are considered real property and are appraised together, much like a traditional single-family home. These types of properties often qualify for standard mortgage financing, and the appraisal can use comparable sales of other real property manufactured homes in the area.
However, in communities such as Old Orchard Beach or Arundel, it is not uncommon to find manufactured homes on leased land within managed parks. In these situations, the home itself may still be considered personal property, even if it is anchored in place. These homes may be financed differently, often through chattel loans, and the appraisal focuses only on the structure—not the land.
Some properties exist in a hybrid space. A manufactured home may be located on owned land but not be properly titled or installed in a way that allows it to qualify as real property. In these cases, resolving title or foundation issues can make a significant difference in both appraised value and marketability.
What Factors Affect Value in Southern Maine
In York and Cumberland Counties, no two manufactured home markets are exactly alike. In rural areas such as Acton or Shapleigh, the land may carry significant value on its own, particularly if the lot is large or offers features like privacy, wooded acreage, or a cleared building area. A well-maintained manufactured home on such a lot may appraise similarly to a small site-built home nearby, especially if the home has been updated and meets HUD standards.
In more suburban or coastal areas, buyers may be more selective. A manufactured home in Scarborough or Falmouth, even if placed on land, may face value pressure from surrounding higher-end properties. In these cases, the neighborhood context can affect the appraisal more than the home itself.
Other key factors that appraisers consider include the age and condition of the home, the layout and livable space, recent updates or renovations, and whether the home has ever been moved from another site. In many towns, a home that has been relocated from its original installation site may face lending restrictions or require more detailed inspection, which can impact value.
Utility access is another consideration. In areas like Lebanon or Newfield, the presence of a drilled well, septic system, or underground power can improve the overall value of the property, particularly when compared to raw land or homes requiring off-grid utilities. In park settings, shared services and infrastructure also influence how the appraiser evaluates the home’s market position.
Challenges Finding Comparable Sales
Unlike traditional homes in larger neighborhoods or subdivisions, manufactured homes are not always easy to compare. In some parts of York County, such as Parsonsfield or Cornish, sales of manufactured homes may occur infrequently. Many are private transactions that never appear on the Multiple Listing Service (MLS), which makes it harder for appraisers to find recent, verifiable sales.
In these cases, appraisers may need to use older sales and adjust for time, or expand the geographic search area while considering how location affects value. For example, a home sold in Limerick might be used as a comparable for a property in Waterboro, but adjustments will be necessary for road access, lot size, and neighborhood amenities.
Experienced appraisers familiar with Southern Maine understand how to navigate these situations and provide a well-supported valuation that takes into account both the data available and the local market dynamics.
The Role of Park Communities
Park settings add another layer of complexity. In manufactured home communities across Naples, Biddeford, and Wells, residents may own the home but lease the lot. Some parks are age-restricted or seasonal, while others operate year-round. In certain towns, there are resident-owned cooperatives where the community collectively owns the land and infrastructure.
These arrangements affect not only the classification of the property, but also its value and marketability. Homes in parks with high monthly lot rent may be less attractive to buyers, which can affect the appraised value. On the other hand, well-managed parks with amenities and a strong sense of community may retain value more effectively, especially if they are located near desirable destinations or offer stability for residents.
An appraisal in a park setting must consider the lease terms, park rules, overall condition of the community, and whether there is evidence of similar sales within the same development. These variables are not always straightforward, which is why familiarity with the specific park or town is often necessary to provide an accurate opinion of value.
A Resource for Clarity and Confidence
Whether you are buying a home, refinancing a loan, preparing to sell, or resolving an estate or divorce, understanding the value of a manufactured home can bring much-needed clarity to your next steps. LM Appraisals offers manufactured home appraisal services across York and Cumberland Counties with a clear understanding of the local landscape and the factors that make these homes unique. If you have questions or would like to schedule an appraisal, we are here to help.