Choosing between a prefabricated home and a traditional site‑built home comes down to speed, budget, design control, and location. In 2025, factory precision and improved financing options have made prefab more competitive than ever, while site‑built remains the gold standard for customization and curb appeal.

What counts as “prefab”?

• Modular: Built to the same local building code as site‑built in factory sections and assembled on your foundation.
• Manufactured (HUD‑code): Built to a federal code on a permanent chassis; typically the most cost‑efficient path to new housing.

Speed, cost, and customization—quick compare

• Speed: Modular and manufactured homes can compress on-site timelines because much of the work is done indoors. Site‑built timelines still span months in many markets.
• Cost: Manufactured homes generally offer the lowest entry price; modular homes can be competitive; site-built homes offer unlimited customization with more cost variability.
• Customization: Site‑built = maximum; modular = high but plan‑based; manufactured = curated finishes with excellent value.
• Location & rules: Zoning, HOAs, and design standards may limit certain prefab types. Verify requirements before you buy

Financing paths to compare in 2025

• Purchase or Land + Build — pair purchase financing with a construction/renovation solution, or buy land now and build later.
• Renovation / Construction Loans — single‑close or staged draws for modular or site‑built projects.
• HELOC / Refinance — tap equity for site work, down payment, or upgrades.
• Manufactured‑home programs — conventional options exist for qualified HUD‑code homes that meet program specs.
• DSCR Loans — for investors where cash flow drives approval.

Note: Program availability, terms, and down‑payment requirements vary by profile and property. All loans are subject to lender approval.

Which path fits your goal?

• Need a new home quickly with cost control? Consider modern manufactured or modular options.
• Want a fully custom design on a view lot? Traditional site-built construction provides maximum flexibility—plan for permitting and timeline buffers.
• Investor eyeing rentals? Evaluate DSCR for build‑to‑rent, plus modular to compress timelines.

Practical steps to decide

1. Fit your site: Confirm zoning, setbacks, utilities, and HOA standards.
2. Get accurate quotes: Include transport, crane/set, foundation, utilities, and finishes.
3. Map financing: Shortlist two paths (e.g., construction vs. HELOC) and compare total cash, payment, and timeline.
4. Request comps: The appraisal depends on similar local sales.
5. Plan buffers: Weather, inspections, and utility scheduling impact both prefab and site-built construction.

Frequently asked questions

Are prefab homes hard to finance?
Not necessarily. Modular homes built to local code are often financed similarly to site-built homes. Qualified manufactured homes can access conventional programs when property specs and appraisal requirements are met.

Will a manufactured home hold value?
Value depends on build quality, site execution, and comparable sales.

What about resale perceptions?
Perception is changing as high‑spec factory‑built homes become more visible. Focus on design, foundation, and finishes that match neighborhood expectations.

Ready to compare scenarios for your property and budget? Apply with New Wide Lending. Program availability and terms are subject to lender approval.

Accessory Dwelling Units (ADUs)—backyard cottages, garage conversions, and in-law suites—are one of the fastest ways to add living space, monthly income, and long-term value. In 2025, evolving rules and broader financing choices make ADUs more attainable than ever. See Fannie Mae regarding buying a home with an existing ADU.

What has changed lately?
• Local ADU sales (AB 1033): California now allows cities to opt in to sell ADUs as separate condo units. San José has already implemented this policy, and San Diego is following suit. Check your city’s status before planning a sale strategy. Read more at CapRadio

Using ADU income to qualify:
• Conventional: Fannie Mae and Freddie Mac allow ADU rental income in specific cases (e.g., Fannie’s HomeReady®). Requirements vary by occupancy and documentation—your scenario matters. See Fannie’s HomeReady® ADU

rental income in specific cases.
• FHA: As of recent updates, lenders can use a portion of projected ADU rent to help you qualify, with caps (e.g., rental income generally limited to 30% of total effective income, and not eligible for cash-out refis). See PennyMac Correspondent Group for more information.

Heads up on timelines: Even with streamlined permitting, utility work can slow projects—particularly electric service upgrades in some parts of California. Build a cushion into your schedule. See the San Francisco Chronicle for more information.

Popular ways to finance an ADU
• HELOC (tap equity as you go): Revolving line—great for phased work or contingency buffers.
• Cash-Out Refinance (one new loan): Simplify payments; consider breakeven and long-term rate outlook.
• Renovation/Construction Loans (build + finance in one): Useful for ground-up ADUs or major conversions.
• Purchase + ADU Plan: Buy a property suited for an ADU and finance improvements after closing.
• Investor scenarios (DSCR): For investment properties where rental cash flow drives approval, explore DSCR options and local ADU rules.

ADU ROI in real life
Monthly offset: ADU rent can help cover mortgage and ownership costs when allowed by the program and documentation. See Fannie Mae
Resale flexibility: In opt-in cities under AB 1033, selling an ADU as a condo may be possible once local rules are in place—plan with your agent and attorney. Read more at CapRadio

Your 6-step ADU plan
• Feasibility: Zoning, setbacks, size, parking, and utility capacity.
• Budget: Hard costs, soft costs (design/permits), and contingencies.
• Finance fit: HELOC vs. cash-out vs. construction—run scenarios with a loan advisor.
• Design + Builder: Factory-built or site-built; energy/code compliance.
• Permits + Utilities: Submit early; coordinate power, water, sewer. Read more San Francisco Chronicle
• Lease-up: If renting, get a rent schedule (1007/1000) to support income where allowed. Find out more at Mortgage Research Network

FAQs
Can I sell my ADU separately?
Possibly—only where your city/county has adopted AB 1033 rules (e.g., San José). Check local implementation and condo-mapping requirements. Read more at CapRadio.

Can ADU rent help me qualify?
Often, yes—Fannie Mae/Freddie Mac permit ADU income in defined cases; FHA also allows a portion of projected rent, subject to limits and documentation. We’ll map your program to your documentation. Find out more at Fannie Mae.

Are there program-specific restrictions?
Yes. Example: Fannie Mae, in many cases, does not allow ADU income on 2–4 unit properties; however, HomeReady® is an exception in specific scenarios. We’ll look at your occupancy, property type, and AUS findings. See Fannie Mae Selling Guide.

CTA:
Ready to run numbers for your ADU? Apply with New Wide Lending Program availability and terms subject to lender approval.

Today’s buyers aren’t just looking for location and square footage—they’re also looking for convenience, efficiency, and technology. Smart home upgrades like video doorbells, smart thermostats, and app-controlled lighting are becoming increasingly popular, and they can even add value to your home when it’s time to sell.
The appeal of these features is simple: they make daily life easier. Imagine being able to adjust the temperature before you get home, or checking security cameras while on vacation. For many homeowners, these upgrades provide both peace of mind and energy savings, making them a win-win investment.
From a mortgage perspective, enhancing your home’s value through strategic upgrades can pay off in the long run. Higher value means more equity, and more equity can open up opportunities for refinancing, future upgrades, or even funding a new property. It’s a small step today that can have big financial benefits tomorrow.
Smart homes aren’t just for tech enthusiasts—they’re becoming the new standard. If you’re curious about how investing in upgrades today can strengthen your financial future, visit our website to schedule a consultation today.

August has brought new dynamics to the U.S. housing market, with signs of cooling after years of runaway price growth. On a national level, home price appreciation is slowing: the median existing home price in June 2025 was up just 2% year-over-year, a stark contrast to double-digit increases during 2021-22. In fact, experts are forecasting more modest gains moving forward, and several major forecasters expect some markets to experience outright price declines. Notably, nearly half of the country’s largest metro areas—including Austin, Los Angeles, and Miami—are seeing year-over-year price drops, with the sharpest declines concentrated in the South and West

Rising inventory is reshaping buyer and seller behavior across the country. There are now over 1.1 million active listings nationwide, the highest level since before the pandemic. This uptick is giving buyers more options, increasing average days on market, and prompting many sellers to offer concessions and price cuts to remain competitive. New construction is playing a pivotal role as well, with builders cutting prices and buying down rates to move inventory, especially in regions where building has ramped up over the past few years.

On the financing front, mortgage rates remain elevated but stable: 30-year fixed rates are hovering around 6.7%, with little relief expected in the near term. While this continues to strain affordability for many first-time homebuyers, modest rate declines could still arrive later in the year if inflation cools further. For now, most markets remain balanced rather than swinging decidedly in favor of buyers or sellers. However, those looking to purchase may find slightly better negotiation leverage than last summer, particularly in markets with rising inventory.

If you’re a first-time homebuyer looking to break into the market, house hacking could be your secret weapon. This clever strategy involves living in one part of your property while renting out another—helping you cover your monthly mortgage payments and reduce your living expenses. Whether it’s a duplex, a basement unit, or even just a spare bedroom, house hacking can turn your home into a financial asset from day one.

Many buyers use FHA loans, which allow low down payments, to purchase multi-unit properties (up to four units) as long as they live in one of them. That means you could buy a duplex, live in one unit, and have your tenant’s rent contribute to—or even fully cover—your mortgage. It’s an especially attractive option in today’s high-cost housing markets where affordability is a major concern.

Even single-family homes can offer house hacking potential. Renting out a furnished room, a garage apartment, or a finished basement on platforms like Airbnb or to long-term tenants can generate income without dramatically altering your lifestyle. And because you’re still living on the property, it often qualifies for better mortgage terms than a pure investment property.

House hacking isn’t just a trend—it’s a smart, sustainable way to build equity while minimizing out-of-pocket costs. If you’re thinking creatively about homeownership, this could be the opportunity you’ve been waiting for. For more information or to schedule a consultation, please visit our website. We’re happy to help you explore all your options!

Build more value, space, and financial freedom. Whether you’re housing loved ones or generating rental income, our ADU loan programs make it faster and more affordable to get started. Let New Wide Lending help you unlock the full potential of your property. Explore other options on the company’s site.

Let’s be honest—mortgage jargon can be intimidating. But what if we broke it down into something more familiar? Imagine your mortgage terms were explained like a gym membership. Suddenly, the concepts make a lot more sense (and maybe even a little fun).

Interest Rate = Monthly Fee:
This is what you pay for access. Just like a gym membership, a lower monthly fee sounds great—but watch out for hidden costs or contracts that don’t fit your goals.

Loan Term = Contract Length:
15-year vs. 30-year mortgage? That’s like choosing between a 1-year intense bootcamp or a slower-paced multi-year program. One gets you results faster (and saves interest), but the other gives you flexibility.

Points = Signing Bonus:
Some gyms give you perks if you pay upfront. With mortgages, “buying points” means paying more now to get a lower rate later. It’s a trade-off, and it’s not for everyone.

Pre-Approval = Fitness Assessment:
Before you dive into workouts (or house hunting), get assessed. A pre-approval gives you clarity, a budget, and shows sellers you’re ready to play.

See? Mortgages don’t have to be boring. And if you ever feel like the “membership terms” don’t make sense, that’s what we are here for—your personal mortgage trainer 🙂 If you’re ready to get started or just have some questions schedule a consultation on our website.

With interest rates higher than they’ve been in recent years, many buyers are looking for creative ways to lower their monthly mortgage payments. One option growing in popularity is the mortgage rate buydown—a strategy where you pay upfront to temporarily (or permanently) lower your interest rate. While this may sound complicated, it can actually be a smart tool when used correctly.

There are two main types of buydowns: temporary buydowns, like a 2-1 buydown, and permanent buydowns. With a 2-1 buydown, for example, your rate is reduced by 2% in year one and 1% in year two before returning to the full rate. This can ease the transition into homeownership and give you breathing room if you expect your income to grow—or if you’re waiting for rates to drop and plan to refinance.

Permanent buydowns, on the other hand, involve paying “points” (a percentage of the loan amount) at closing in exchange for a lower interest rate for the life of the loan. It’s an upfront investment, but over time, the savings can be significant—especially for borrowers planning to stay in the home long term.

Not sure if a buydown makes sense for you? We can help you crunch the numbers and understand your options. Reach out to us for a personalized loan scenario—you might be surprised at how much flexibility you really have.

If you’ve been thinking about buying a home but feel unsure whether now is the right time, you’re not alone. With mortgage rates fluctuating, headlines predicting everything from market crashes to bidding wars, and rising rent costs, it’s easy to feel overwhelmed. But here’s the truth: the “perfect time” is different for everyone—and it depends more on your personal readiness than market timing.

One major factor to weigh is the cost of waiting. While you may hope for lower rates in the future, home prices in many areas continue to rise. If rates drop, demand will likely spike—bringing more competition and potentially higher prices. On the flip side, buying now might give you more negotiating power, especially in markets where sellers are motivated.

Another key consideration is your financial foundation. Are you pre-approved? Do you have a stable income, manageable debt, and a down payment saved? These factors are far more within your control than the economy, and they’ll determine the types of mortgage products you qualify for. Programs like FHA, VA, and down payment assistance can also help you move forward even if you aren’t putting 20% down.

Ultimately, the best time to buy is when it makes sense for your goals and budget. If you’re ready to explore your options, we’re here to help you understand your numbers, compare loan programs, and make a confident decision. Schedule a quick consultation today—your future home might be closer than you think.

If you’re planning a home upgrade—whether it’s a kitchen remodel, basement conversion, or a complete overhaul—a renovation loan could help you get the job done without draining your savings. These loans come in many forms, including home equity loans, personal loans, cash-out refinancing, and government-backed renovation mortgages. The right choice depends on your current equity, credit score, and the scope of your project.

Home renovation loans work by providing funds specifically for improving or repairing your home. Some allow you to roll renovation costs into your mortgage when purchasing a fixer-upper, while others give you access to equity you’ve already built in your current home. Popular options include the FHA 203(k), Fannie Mae HomeStyle, and Freddie Mac CHOICERenovation loans. For smaller or unsecured projects, personal loans may be the fastest and easiest solution.

Not every loan fits every project, so it’s important to understand when borrowing makes the most sense. If your renovation is urgent—like fixing structural damage—or if it significantly boosts your home’s market value, taking out a loan could be a wise investment. However, always be realistic about your budget, timeline, and how much value the improvements will truly add to your home.

If you’re considering a renovation mortgage – schedule a consultation with us on our website and we can crunch the numbers with you to see whether it makes sense and what fits your needs