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Manufactured Homes with Land

Looking for Manufactured Homes with Land for sale in BC? Manufactured homes include both mobile and modular homes that are built off-site and transported to their final location. If you’re searching for mobile homes on owned land, the listings on this page include manufactured homes together with an interest in the land, which may be freehold or bare-land strata depending on the property. Browse the current BC MLS® listings below, or contact Team Dana & Amar for a customized search.

Manufactured Home with Land Standards

Manufactured Homes with Land, Modular Homes, Mobile Homes

The Canadian Standards Association (CSA) label provides the standard specifications for the Modular & Mobile homes. All Manufactured Homes in British Columbia must be registered with the Manufactured Home Registry before they can be sold. In BC, a Manufactured Home must have an approval mark affixed by either an accredited certification or inspection body to verify that the home meets electrical safety standards. A list of accredited inspection bodies is provided on the Technical Safety BC website

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Looking for a Manufactured Home with Land in BC? The listings below include manufactured homes sold with an interest in the land, which may be freehold or bare-land strata depending on the property. Please sign up as a VIP member (specify ‘Manufactured Home with Land’ in the comments) and we’ll email you new BC Manufactured with Land Properties MLS ® Listings the moment they hit the market!

Active BC Manufactured Homes with Land – MLS® Listings

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Data was last updated September 16, 2026 at 06:40 AM (UTC)
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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.
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Many first-time buyers are completely unaware of the range of manufactured homes available today. Manufactured homes are built primarily in a factory rather than constructed entirely on the property, which can reduce construction time and cost.

Conventional homes are built on-site, with building materials delivered to the property and different trades completing the construction. This allows a high degree of customization, but it is generally more labour-intensive.

Manufactured homes are fabricated in a controlled factory environment and then transported to their final location. Factory construction can provide economies of scale, allowing some manufactured homes to offer more living space or amenities for the same amount of money. They can also be particularly practical in remote or difficult-to-access locations where transporting building materials and trades can be expensive.

Manufactured homes generally fall into two main categories: mobile homes and modular homes. Mobile homes are typically a more affordable housing option, while modern modular homes can be built to a very high standard with layouts and finishes comparable to conventionally built homes. Once installed, many modular homes can be difficult to distinguish from a site-built house.

On this page, we focus specifically on Manufactured Homes with Land, including properties where the home is sold together with an interest in the land rather than simply occupying a rented pad. The form of land ownership can vary, so buyers should always confirm whether the property is freehold, bare-land strata or another form of ownership.

Manufactured homes are built in a factory. That’s it. Contrast a conventionally built home and a manufactured home:

  • Conventional homes are built on site: raw building materials are shipped to the site, and a home is constructed by a team of builders with different skills: framers, drywallers, electricians, plumbers, flooring specialists, etc. Construction is labour intensive, but the home can be customized to the individual tastes of the home owner.
  • Manufactured homes are fabricated in a factory, placed on a trailer and shipped to a site. Factory fabrication allows economies of scale, and consequently manufactured homes typically offer more space or amenities for the same amount of money, but are much less customization. Manufactured homes are very popular for remote locations, where the costs of shipping materials and people can be prohibitively high.

Types of Manufactured Homes

Manufactured homes are available today at a wide variety of price points, ranging from very inexpensive, economy homes to high-end homes that you probably won’t be able to differentiate from site-built homes. Manufactured homes are often classified as:

  • Mobile Homes – come in single wide, double wide and (rarely) triple wide. A single wide mobile home is typically 14’ wide and up to 66’ long, although they can range from 12’ to 18’ wide. A single wide mobile home is transported as a single entity, as it is capable of travelling down highways and roads. As the name implies, double wide and triple wide mobile homes are 2 or 3 times, respectively, the width of a single wide. A double wide is transported in 2 sections, each as wide as a single width and assembled into a seamless whole at the site.
  • Modular Homes, also referred to as factory-built, system built or prefab (short for prefabricated) homes, are simply homes that are built off-site in a factory, rather than on-site. Modular homes are built in multiple pieces in a factory, and transported in multiple shipments. The homes are built to the standards of local municipalities, and modules can be arranged in different ways to produce homes of almost arbitrary shape, with multiple storeys. Modular homes are a popular alternative to conventional building when the site is in a remote area.

Mobile homes are most commonly placed on a rented site in a mobile home park. Mobile homes are intended to provide inexpensive housing, and renting the site minimizes the up-front cost.

Modular homes, on the other hand, will typically be deployed onto owned sites, using permanent foundations. It can be very difficult to tell the difference between a modular home and a conventionally built home!

Certification of Manufactured Homes

Used manufactured homes may only be offered for sale in British Columbia if they bear a Certification label from an agency accredited by the Standards Council of Canada or a Silver Label issued by Technical Safety BC. If a certification label cannot be found, the homeowner must obtain a Silver Label, which requires electrical inspection and a Technical Safety BC inspection.

Municipal permits will also be required to connect the manufactured home to the electrical infrastructure and gas supply.

Manufactured Home Registry & Exemptions in BC

Manufactured homes in BC are generally registered through the Manufactured Home Registry, which records ownership, location and identifying information. In some cases, a manufactured home that is permanently attached to privately owned land may qualify for a Residential Exemption from most provisions of the Manufactured Home Act. Buyers should verify both the land title and the Manufactured Home Registry status as part of the purchase.

A Residential Exemption may be available when a manufactured home is located on private property and is, or will be, permanently attached to the land. The registered owner of the home must also be a registered owner of the land, or hold a qualifying registered lease. If approved, the home is exempt from most provisions of the Manufactured Home Act, although some requirements still continue to apply. Buyers of a Manufactured Home with Land should verify both the land title and the Manufactured Home Registry status as part of their due diligence.

Manufactured homes can offer a lower-cost alternative to conventionally built homes. Mobile homes on owned land can be particularly appealing because the buyer owns an interest in the land rather than paying monthly pad rent.
 
Mobile homes are a lower cost option to buying a conventionally built home. Furthermore, there are mobile home parks where you can rent a site, avoiding the cost of land. Mobile homes can open the door to home ownership to those who might otherwise never qualify to own their own home.

Manufactured homes can offer a lower-cost alternative to conventionally built homes. In some cases, manufactured homes are located in parks where the site is rented, avoiding the cost of purchasing land and making home ownership more accessible to buyers who might otherwise find it difficult to enter the housing market.

Manufactured homes can also cost less per square foot than many conventionally built homes, allowing buyers to get more living space for their money.

Some manufactured homes are designed so they can be relocated, although moving a home can be expensive and may not be practical depending on its age, construction, foundation and location. For most buyers purchasing a Manufactured Home with Land, affordability and land ownership are generally more important advantages than mobility.

Although Manufactured Homes with Land can offer excellent value, there are some additional considerations compared with a conventional site-built home.

Financing can be more restrictive. While many Manufactured Homes with Land can qualify for conventional mortgage financing, lenders may have additional requirements relating to the age of the home, CSA certification, foundation, condition and type of land ownership. Older homes can sometimes have fewer financing options.

Insurance may require additional investigation. The age, construction, electrical certification, additions and condition of the home can affect the availability and cost of insurance. Buyers should confirm that suitable insurance is available before removing subjects.

Alterations and additions require careful review. Decks, porches, additions and renovations may have been completed after the manufactured home was originally installed. Buyers should check municipal permits and ensure that electrical and other alterations have been properly approved.

The resale market can be smaller. Manufactured homes may appeal to a narrower group of buyers than conventional detached homes, particularly when financing restrictions, age or certification issues are involved. This can affect how quickly a property sells.

Land ownership can vary. A Manufactured Home with Land may be freehold, bare-land strata or another form of ownership. Bare-land strata properties can have strata fees, bylaws and restrictions that should be reviewed before purchasing.

Yes, although financing requirements can differ from those for a conventional house. A manufactured or modular home that is permanently affixed to owned land and meets lender requirements may qualify for traditional mortgage financing. Homes that remain movable or are not permanently attached to the land may instead require chattel financing. The age, condition, certification, foundation, land ownership and lender’s individual requirements can all affect financing, so buyers should confirm financing before making an offer. CMHC currently offers mortgage-loan insurance for eligible manufactured and modular homes.
When purchasing a Manufactured Home with Land, buyers should verify the form of land ownership, Manufactured Home Registry status, CSA certification or Silver Label, foundation or support system, municipal permits for additions and alterations, zoning, utilities and the condition of major systems. If the property is a bare-land strata, the strata documents, bylaws, fees and common-property responsibilities should also be reviewed. Financing and insurance requirements should be investigated early because they can vary depending on the age, certification and installation of the home.

Check out our BC Properties for Sale pages. They are a great way to get to know different communities. Begin with the photo presentations highlighting each community. Then review detailed information and real estate Market statistics specific to that community.

Each city page also allows you to quickly access the BC Listings in that area, broken out by property type (houses for sale, duplex for sale, townhouses for sale, condos for sale and land for sale).

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