Buying a manufactured home in Arizona comes with two distinct paths: ordering a new home built to your specifications or purchasing one already in inventory or one already permanently set, at either a retailer or manufactured home community. While both are HUD-code homes, the process, timing, and costs can differ significantly, especially because Arizona has unique permitting, installation, and land-lease community rules. This breaks down what Arizona buyers should expect.
When you order a manufactured home in Arizona, the home is built at the factory specifically for your needs. This process typically includes:
You can choose:
- Floor plan, making modifications within the parameters specified by the manufacturer
- Roof pitch, wall material (VOG, or drywall)
- Flooring and its color
- Exterior colors & siding
- Cabinet, countertop, and flooring options
- Energy upgrades (important in Arizona’s climate)
- Appliance packages
- Accessibility features
Arizona’s extreme heat often makes energy efficiency packages, upgraded insulation, Low-E windows, and sealed duct systems popular choices.
Whether you are buying a home already set, or ordering one with your custom options included, all new manufactured homes must meet HUD Code requirements, and Arizona requires installation to comply with the Arizona Office of Manufactured Housing (OMH) guidelines. But when you are ordering your home, you must consider:
- Factory construction time (8–20+ weeks depending on demand)
- Transportation scheduling
- Permits and installation planning
- Utility/site preparation (foundation, utilities, grading)
- Final inspection by state-licensed installers and inspectors
In busy seasons (spring and fall), Arizona factories and installers often experience backlogs, increasing wait times. And because you choose upgrades and custom features, pricing is usually higher than purchasing a ready-made inventory home. Buyers who want specific features, energy-efficient upgrades, and are not rushed by a specific deadline are best suited for buying their home with their own specifications.
However, Buying a Manufactured Home from Existing Inventory in Arizona from a Retailers’ display or spec home or a land-lease communities across Arizona often keep move-in-ready homes on-site. There are some key advantages in buying a home like this. They are usually faster for you to move in. Homes in inventory on a retailer’s store, or one already set in a community are already built, on display or installed. Move-in may be possible in:
- Days (in a community or a spec home by retail builder/developer)
- A few weeks (if the home must be transported to private land)
This is ideal for buyers who need housing quickly.
Buying a home available to a faster set of one that is move-in ready could carry a lower cost for the buyer. Inventory homes often come at a lower price due to:
- Bulk purchasing by dealers
- Fewer customization options
- Occasional clearance or special pricing
Once a home is built, it’s difficult, and sometimes impossible, to change structural features. Cosmetic upgrades may be possible afterwards (paint, appliances, flooring, shutters, add-on porches and decks).
Home buyers can walk through the actual home they are buying. In Arizona, many communities offer model home tours, allowing comparison of multiple floor plans side-by-side. This can be beneficial for homebuyers needing quick occupancy, budget-friendly pricing, or wanting to see the exact home before buying.
When you are buying a home that needs to be set, there are Arizona-Specific Requirements and Considerations you must be aware of. These will include:
Permits & Installation
Arizona requires:
- Licensed installers
- OMH inspections
- Approved foundations
- Proper setup due to expansive soils and monsoon weather
Site work is especially important in areas like:
- Phoenix Metro
- Pinal County
- Yuma & Colorado River region
Real Property vs. Personal Property
If placing a home on owned land, Arizona buyers may convert the home to real property by filing an Affidavit of Affixture once the home is permanently installed. This will potentially impact:
- Taxes
- Financing options
- Resale value
Financing Differences
Regardless of ordering or inventory purchase, Arizona buyers should always consider:
Loans available:
- FHA Title I and II
- VA manufactured home loans
- Conventional MH Advantage/ChoiceHome (for specific models)
- Chattel loans (for land-lease communities)
Ordering a home may qualify for more financing options, depending on the setup.
Delivery Logistics
Arizona’s landscape and distance from the manufacturing facility can influence transportation, transport costs, and setup:
- Rural areas may have significant transport fees
- Narrow mountain roads (Prescott, Payson, Flagstaff) may require pilot cars
- Desert areas often require soil engineering
Inventory homes in communities or spec homes by a builder/developer avoid many of these logistical challenges, and the costs associated with these efforts are already in the price.
Key Differences at a Glance
| Feature | Order New Home | Buy Inventory Home |
| Customization | High | Low |
| Timeline | Weeks to months | Immediate or possibly a few weeks |
| Cost | Higher | Often lower |
| Energy Upgrades | Fully customizable | Set by builder |
| Move-In Ready? | No | Often yes |
| Permits & Site Prep | Required | Required (but could be minimal if already set in a community) |
| Financing Flexibility | High (especially on private land) | Moderate |
Which Option Is Right for Arizona Buyers?
Choose to order if you want:
- A particular layout
- Energy-efficient upgrades tailored to Arizona climate
- Long-term housing on private land
Choose inventory if you want:
- A fast move-in
- Predictable pricing
- A home already set up in a community
In Arizona, choosing between ordering a new manufactured home and buying one from existing inventory depends on your timeline, budget, customization wants/needs, and whether you’re placing the home on private land or in a community. And what your personal timeline will allow, In any regards, both options are excellent pathways to affordable homeownership. Arizona simply offers more flexibility than many states due to its strong manufactured housing infrastructure.