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The Homebuying Process

How to Buy a Manufactured or Modular Home

Village Homes helps families across northern Minnesota find a quality factory-built home that fits their land, budget, and vision. From choosing a floor plan to setting the home on its foundation, our team is with you at every step.

Start here

You are not limited to the homes on our lots.

The models in Walker and Bemidji are a starting point. Village Homes can also order from a full library of Schult and Skyline floor plans, so you can find a layout that fits your land, your budget, and how you live. Here is how the process works, step by step.

A Village Homes crew placing a home in northern Minnesota

Watch the walkthrough

A five-step video overview.

John walks you through how buying a home works, from picking a floor plan to the day you get your keys. It is a quick overview. The seven steps below go into more detail.

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Step by step

The seven steps, from first look to move-in.

  1. Explore Available Homes and Floor Plans

    Start on our website, where every home on the Walker and Bemidji lots is listed with photos, sizes, and specs. You are not limited to what is on the lots. Village Homes can order from a full library of Schult and Skyline floor plans, so you can begin with a model you like and adjust from there.

  2. Tour Walker or Bemidji

    Walk through homes in person at either location. Seeing the layouts, ceiling heights, and finishes up close helps you compare options and picture how a plan would work for your household. Stop in during business hours, or call ahead to set up a time that works for you.

  3. Confirm Land, Site Needs, and Budget

    We talk through where the home will go and what the site needs, such as the foundation, utilities, and access for delivery. If you do not have land yet, we can help you think through what to look for. Together we match a floor plan and options to a budget that fits.

  4. Choose Options and Finalize the Order

    Pick your floor plan, layout, finishes, and any upgrades, then we put together a written quote. We explain what is included and identify any site-specific work before you decide. When everything looks right, you place the order with the factory.

  5. Factory Construction

    Your home is built indoors at the factory, on a schedule set by the manufacturer. Building indoors reduces weather exposure during the factory phase. Site conditions can still affect timing, and we keep you updated as the build moves along.

  6. Delivery, Setup, and On-Site Finish Work

    Once the home and the site are ready, we coordinate a delivery window and bring the home to your land. Our crew sets it on the foundation and completes the on-site work, such as joining sections, finishing interior seams, and connecting the home so it is ready to live in.

  7. Final Walkthrough and Next Steps

    We walk through the finished home with you and note any items on a documented punch list so they can be addressed. You receive the manufacturer warranty details, and we stay available for questions after you move in.

Good to know

Frequently Asked Questions

What site work do I need to have ready?

A factory-built home needs a prepared site. That usually includes the foundation, utility connections such as water, sewer or septic, and power, and access for the delivery and setup crew. We walk through the specifics for your lot and point you toward local contractors for work we do not handle ourselves.

What is included in the price of a home?

Every quote spells out what is included and identifies any site-specific work that is not. Before you decide, we explain the home, the options you selected, delivery, and setup so you can see the full picture. If something is excluded, such as a foundation or utility hookup, we call it out up front.

Is the home covered by a warranty?

Yes. Manufactured and modular homes come with a manufacturer warranty. We review the warranty details with you and explain what it covers. If something needs attention after you move in, we stay available to help you sort it out.

How long does the process take?

Timing depends on the home you choose and your site. A home already on the lot can move faster than a custom factory order, and site conditions such as the foundation and utilities affect the schedule. We give you a realistic timeline for your situation and keep you posted as things progress.

Do I need to own land first?

Not necessarily. Some buyers already have land, and others are still looking. We can start with a floor plan or start with the land, and we will help you think through what a site needs so the home you choose fits the property.

Can Village Homes help with financing?

Village Homes is not a lender, but we can share contact information for outside lenders familiar with factory-built homes. You work directly with the lender on rates and approval. Our financing page has more general information to help you get started.

Ready to Find Your Home?

Browse the homes on our Walker and Bemidji lots, or come tour our model homes in person and we will help you find the floor plan that fits. No pressure, just answers.

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