”Ma” Williams, manufactured and modular homes



We have compiled a list of the most common questions about the purchase of a manufactured home / land package. If you have any additional questions, our sales consultants are waiting and willing to provide answers. You can reach them by email (kelly@mawilliamshomes.com) or directly by phone at (951) 926-1581.

Q: What does the phrase “Land/Home Package” mean?

It describes the process of permanently placing a manufactured home on real property, including hook-ups for all utilities, garages, wells etc., and obtaining a loan for the total cost through FHA, VA, CAL-VET, FmHA or Conventional financing.

Q: Why would I want to buy a manufactured home this way?

The answer is Value. You will have the custom manufactured home of your dreams with all the amenities you desire, for a lot less than it would cost for a comparable site-built home.

Q: Why does it cost less?

Primarily because you will be purchasing the three basic components of a “Land/Home Package” separately (land, home and site work) and therefore not paying for the completed home site.

  • Manufactured homes cost less when built in a factory environment, especially with our competitive pricing.
  • Normal financing is not available for unimproved property, which means you should save money on the land when you pay the seller all cash from your loan proceeds.
  • The cost will be less when you allow Land Home Construction to provide you a competitive bid for your site preparation.

Q: Will a manufactured home appreciate in value?

Yes, if it is permanently affixed to the real property your home will appreciate with the real estate market.

Q: Who will help me through the “Land/Home Package” process?

In the interest of facilitating the process, Ma Williams Homes, Inc., D.R. Williams Real Estate, and Land Home Construction, Inc. will assist you with finding property, obtaining financing, dealing with city or county requirements and pulling the necessary permits.

Q: Do I have to own my land before I can start?

No. Most people purchase the property and home at approximately the same time. D.R. Williams Real Estate has the knowledge and experience to write your offer on the land, which will tie together for your loan, escrow and title the purchase of your land with your home. If you already own or are making payments on your land, you may use your equity for all or a portion of your down payment.

Q: Can Ma Williams help me find my property?

Yes we can! D.R. Williams Real Estate specializes in land purchases for only Ma Williams customers. This means that you have a realtor who knows all there is to know about the sale and purchase of land and is working to find property for you, The Customer.

Q: How much money is required for a down payment?

If you already own your property you can use the equity as a down payment for your project. We have VA loans with Zero Down. FHA loans start as low as 3.5% down.

Q: How long does it take to complete a land/home package process?

The process takes approximately 100 to 150 days, depending on various factors such as adverse credit history, factory backlog, weather delays, city or county building department delays, etc. A cash purchase takes approximately 60 to 120 days.

Q: Where can I develop a land/home package?

With very few exceptions, you can build a manufactured home on a permanent foundation virtually anywhere in the state of California. You may even choose to put a manufactured home in large cities such as Los Angeles and San Diego; however, most people have opted for a more rural setting in the diverse and lovely countryside that California offers.

Q: How would I start the process to build my custom manufactured home?

First let us emphasize that at Ma Williams Manufactured Homes good faith deposits are totally refundable!

After choosing a floor plan with various options, we will work closely with you at every step of the process. There may be some bumps along the way but we’ll get over them together. At the end of our journey, you will have the home of your dreams, in the location of your choice, at a value that is typically more than the total costs incurred.

Q: Are there limits on where I can place a manufactured home?

In California a manufactured home, can be placed on any lot zoned for a single-family dwelling and is only subject to the same architectural standards that other homes in the area are responsible for meeting.

Q: Who takes care of installing a manufactured home?

     Included in Ma’s base price are normal deliveries and the set-up (or installation) of your home. We use only the best installers in the industry that are licensed, bonded, and approved by the factory for installation purposes.

Q: Are manufactured homes covered by a warranty? Who do I contact to service problems covered by a warranty?

     All manufactured homes in the State of California are covered by a 12-month warranty provided by the manufacturer and dealer of your home.

Skyline offers an extended 15-month Warranty to go beyond the 12 month California State required warranty.

Silvercrest provides a 7-YEAR warranty! The first year is direct from the factory, and years 2-7 are provided by an outside warranty company, giving you protection on your new home that far exceeds the California State required warranty timeframe.

Hallmark provides a one-year warranty.

Q: If I buy from an out of state retailer, will I have to pay California Use Tax?

     Many consumers are unaware of the California Use Tax, though it has been around since 1935. The law states that everyone who buys goods elsewhere that will be used, consumed or enjoyed inside the state is liable to pay a use tax, even when the out-of-state retailer doesn’t charge or collect sales tax.

The tax is designed to protect California merchants that might be at a competitive disadvantage when compared to the out-of-state retailer making sales to California customers. Although the tax rates of sales tax and use tax are not the same, the difference is that California retailers must collect for the state and use tax is the responsibility of the consumer to report and pay.

So, yes, you will be responsible to pay the California Use Tax as described above, even if your out-of-state retailer did not account for it.

For more information about the California Use Tax visit the Board of Equalization website at www.boe.ca.gov.