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BISWorkingPapersNo1255
Affordablehousing,unaffordablecredit?Concentrationandhigh-costlendingformanufactured
homes
bySebastianDoerrandAndreasFuster
MonetaryandEconomicDepartment
April2025
JELclassification:G21,G23,L13,R31
Keywords:manufacturedhomes,mortgagemarket,competition,householdfinance,HOEPA
BISWorkingPapersarewrittenbymembersoftheMonetaryandEconomicDepartmentoftheBankforInternationalSettlements,andfromtimetotimebyothereconomists,andarepublishedbytheBank.Thepapersareonsubjectsoftopicalinterestandaretechnicalincharacter.TheviewsexpressedinthemarethoseoftheirauthorsandnotnecessarilytheviewsoftheBIS.
ThispublicationisavailableontheBISwebsite
()
.
©BankforInternationalSettlements2025.Allrightsreserved.Briefexcerptsmaybereproducedortranslatedprovidedthesourceisstated.
ISSN1020-0959(print)
ISSN1682-7678(online)
Affordablehousing,unaffordablecredit?Concentrationandhigh-costlendingfor manufacturedhomes
SebastianDoerrBIS&CEPR
AndreasFusterEPFL,SFI&CEPR
April2025
Abstract
Policymakersplacehighhopesinmanufacturedhomes—thelargestsourceofun-
subsidizedaffordablehousingintheUS—toalleviatehousingsupplyshortages.
Thispapershowsthathighmarketconcentrationinthemulti-billion-dollarman-
ufacturedhomeloanmarketallowslenderstochargesignificantlyhigherinterest
ratesthanforsite-builthomes.Loan-leveldataindicatethatborrowersincoun-
tieswithhigherlenderconcentrationfacesignificantlyhigherrates.Evidencefrom
bunchingattheregulatoryHOEPAratethreshold,aninstrumentalvariableanaly-
sis,andadifference-in-differencesanalysisaroundHOEPA’sintroductionsuggests
acausallink.Wefurthershowthatintegratedlenders,whichplayanoutsized
roleinthemanufacturedhomeloanmarket,chargeparticularlyhighrates,and
weprovideevidencesuggestingthattheselendersexploittheirmarketpowerover
borrowers.
JELCodes:G21,G23,L13,R31.
Keywords:Manufacturedhomes,mortgagemarket,competition,householdfinance,HOEPA.
SebastianDoerr(
sebastian.doerr@
):BankforInternationalSettlementsandCEPR.AndreasFuster(
andreas.fuster@epfl.ch
):EPFL,SwissFinanceInstituteandCEPR.WewouldliketothankHelenBanga,MatteoBenetton,NeilBhutta,BrianMelzer,NicolaPavanini,Jos´e-LuisPeydr´o,ChristopherSalda˜na,seminarparticipantsatUniversityofSt.Gallen,TilburgUniversity,UniversityofWisconsinMadison,ErasmusUniversityRotterdam,IEBusinessSchool,CentralBankofIreland,aswellasattheBoE5thWorkshoponHouseholdFinanceandHousingforcomments,andZhixunChenforexcellentresearchassistance.Theviewsexpressedherearethoseoftheauthorsonly,andnotnecessarilythoseoftheBankforInternationalSettlements.
1
1Introduction
Fordecades,expandinghomeownershiphasbeenaprominentgoalofpublicpolicyintheUSandothercountries.Homeownershipallowsfamiliestobuildwealthandpro-videsfinancialsecurity(
GoodmanandMayer,
2018;
Sodinietal.,
2023
),inparticularfortraditionallydisadvantagedgroups(
Herbertetal.,
2014;
WainerandZabel,
2020
).Home-ownersexhibithighersavingsrates(
Dietal.,
2007;
TurnerandLuea,
2009
)andbenefitfromahigherinternalrateofreturnandthefavorabletaxtreatmentofhousingcomparedtoalternativeinvestments.Moreover,housingwealthcanstimulateentrepreneurshipandinvestmentbyeasingcollateralconstraints(
CorradinandPopov,
2015;
Schmalzetal.,
2017
;
Bahajetal.,
2020
).
Theacutehousingshortageandrapidriseinhouseprices,however,threatentheobjectiveofexpandinghomeownership
.1
Surgingconstructioncosts,amongotherfactors,haveledtoasteadilywideninghousingsupplydeficit.Recentestimatesputitatastaggeringfourmillionunits(
FreddieMac,
2021
).Meanwhile,thecostofatypicalAmericanhomesubstantiallyincreasedinthelastdecades,loweringhousingaffordability.
Oneproposedsolutiontothehousingshortagearemanufacturedhomes.Manufac-turedhomes,alsocalledmobilehomes,areprefabricated,permanentresidencesthatarefactory-builtandtheninstalledonalot.Theirsalespriceisoftentimeslessthanhalfofwhatasimilarlysizedon-sitehomewouldcost,largelyreflectingsubstantiallycheaperconstructioncosts.Policymakershenceplacehighhopesinmanufacturedhomestoeasesupplyconstraintsinthehousingmarket
.2
Manufacturedhomescurrentlyhouseabout17millionAmericans,makingthemthelargestsourceofunsubsidizedaffordablehousing
.3
Themarketformanufacturedhomeloansisalsosizable:between2018and2022,lendersoriginatedalmostonemillionman-ufacturedhomemortgagesforatotalofabout$150billion,predominatelytoborrowerswithlowersocio-economicstatus.Themarketformanufacturedhomeloansisthuscom-parableinsizetootherimportantloanmarkets,suchasthemarketforpaydayloanswithanannualvolumeof$30billion
.4
Andyet,despiteitsimportanceandsize,the
1See
WallStreetJournal:TheNextHousingCrisis:AHistoricShortageofNewHomes;
TheNew
YorkTimes:TheHousingShortageIsn’tJustaCoastalCrisisAnymore
;or
FinancialTimes:Housing
shortagerisksbreakingtheAmericandream.
2See
CouncilofEconomicAdvisers,2021
and
FannieMae’s“DutytoServeUnderservedMarkets
Plan”.
3Numbertakenfrom
Jensen
(2024
),basedonCensusdata.Industrypublicationsestimateanumberofmanufacturedhomeresidentsinexcessof20million(seee.g.,
here
).
4Themarketforpaydayloanshasattractedsignificantattentionintheeconomicsliterature,see
Stegman
(2007
);
Agarwaletal.
(2009
);
Melzer
(2011
);
CarrellandZinman
(2014
);
DiMaggioetal.
(2020
),and
Allcottetal.
(2022
),amongothers.Forestimatesonthesizeofthepaydayloanmarket,see
here
and
here.
2
marketstructureandlendingconditionsformanufacturedhomeloanshavereceivedlit-tleattentionfromacademicresearchers,incontrasttothemortgagemarketforsite-builthomes.
Thispaperprovidesnovelevidencethatthemarketformanufacturedhomeloansischaracterizedbysubstantialmarketconcentrationthatcontributestohighinterestrateswhencomparedtomortgagesonsite-builtproperties.Ourstudyusespublicapplication-leveldataonmanufacturedhomeloanscollectedundertheHomeMortgageDisclosureAct(HMDA).Wefirstprovideaseriesofstylizedfactsonthemanufacturedhomeloanmarket.Wethenshowthatmarketconcentrationisakeydriverofhigherinterestratesonmanufacturedhomeloans.Ourresultsalsohighlighttheroleofintegrated(“captive”)lendersasapotentialdriverofthelinkbetweenmarketconcentrationandinterestrates.
TheHMDAdataprovideawealthofinformationonlenders,applicants,andloanterms.Crucialtoouranalysis,since2018HMDAcontainsnewdatapointsspecifictomanufacturedhousing.First,HMDAprovidesinformationonwhetherthemanufacturedhomeissecuredbythehomeandtheland(amortgage)orthehomeandnottheland(achattelorpersonalpropertyloan).Second,itindicateswhetherthelandonwhichamanufacturedhousingunitislocatedisownedorrented.Thisdistinctionenablesustorestrictoursampletopropertieswheretheborrowerownstheland(two-thirdsofthesampleofmanufacturedhomeloansinHMDA)toensureaclosercomparisontothemarketformortgagesforsite-builthomes.Third,HMDAcontainsdetailedinformationonloaninterestratesandratespreads,whicharedefinedasthedifferencebetweenaloan’sinterestrate(intermsofannualpercentagerate,APR,whichincorporatesupfrontcosts)andtheaverageAPRonsimilar-maturitymortgageloansissuedtoprimeborrowersatthesametime(theAPOR).
Ourdatashowthat,comparedtosite-builtmortgages,manufacturedhomeloanshavesubstantiallyhigherinterestrates(5%vs3.6%)andratespreads(1.9percentagepoints(pp)vs0.5pp).Propertyvaluesandloanamountsarelower,loantermsshorter,andLTVratioshigher.Banks(i.e.,deposit-takinginstitutions)arelessimportantinthemanufacturedhomeloanmarketthaninthesite-builtmarket,andloansaremorelikelytoberetainedbythelenderratherthansoldinthesecondarymarket.Comparedtosite-builtmortgages,borrowersinthemanufacturedhomeloanmarkethavelowerincomesandaremorelikelytobewhite,under35orover62yearsold.
Wealsofindthattheloanmarketformanufacturedhomesischaracterizedbymuchhigherlocalmarketconcentrationthanthemarketforsite-builtmortgages.Intheaveragecounty,theHirschman-HerfindahlIndex(HHI),astandardmeasureofcompetitionusedintheliterature(e.g.,
ScharfsteinandSunderam,
2016;
BuchakandJørring,
2024
),is
3
morethanthreetimeslarger.EverythirdcountyhasanHHIthatexceeds0.25,i.e.,isclassifiedashighlyconcentrated,inthemanufacturedhomeloanmarket.Thiscomparestoonly2%ofhighlyconcentratedcountiesinthemarketforsite-builtloans.
Motivatedbythesefactsweinvestigatewhetherlocalmarketconcentrationisadriverofhigherratespreads.Wefindahighlysignificantpositiverelationshipbetweenlocalmarketconcentrationandratespreads.Inourpreferredspecification,a10bp(0.1)highercounty-levelHHIisassociatedwitha10bphigherratespread.Thisresultstandsinstarkcontrasttoanalysesforthesite-builtmortgagemarket,wherestudiestypicallyfindlittlerelationshipbetweenlocalconcentrationmeasuresandratespreads(
Hurstetal.,
2016;
Ameletal.
,
2018;
Bhuttaetal.,
2024;
BuchakandJørring,
2024;
Fusteretal.,
2024
)
.5
Aconcernwithidentifyingtheeffectsofmarketconcentrationonratespreadsisthathigherspreadscouldreflectdifferencesinborrowercharacteristics.Forexample,riskierborrowerscouldclusterinmoreconcentratedmarkets,leadingtoapositiverelationshipbetweenmarketconcentrationandspreads.Toaccountfordifferencesinborrowerchar-acteristics,ourregressionsincludeabatteryofloan-andborrower-levelcontrols,aswellasvariouscensustractcharacteristics.Furthermore,ourpreferredspecificationincludescountyfixedeffects,meaningthattime-invariantlocalcharacteristicsareabsorbedandtheeffectofinterestisidentifiedbasedonwithin-countychangesinmarketconcentrationovertime.
Tofurtherassessthecausalityofthelinkbetweenconcentrationandratespreads,weuseaBartik-styleinstrumentalvariablestrategy.Wefirstpredictthenumberoforiginationsofeachlenderineachcountyfortheyears2019–2022basedonthelender’sinitialoriginationsin2018inacountyandthenationalgrowthrateinthelender’soriginations.Wethenusethesepredictedoriginationnumberstore-constructtheHHI.Theresultinginstrumentthususesonlyvariationinmarketsharescomingfromlenders’initiallocalfootprintalongsidetheirnationwidegrowthinlateryears.Whileinitialoriginationscouldcorrelatewithunobservedlocalfactors,countyfixedeffectsabsorbthis.Two-stageleastsquares(2SLS)regressionsconfirmourbaselineresult:highermarketconcentrationleadstosignificantlyhigherratespreads.Weperformalargenumberofadditionalteststoensuretherobustnessofthisfinding
.6
5Weverifyforoursampleperiod,2018to2022,thatthereisnopositiverelationshipbetweentheHHIandratespreadsinthesite-builtmortgagemarketonceborrowercharacteristicsarecontrolledfor.Infact,usingthesameregressionspecificationasforthemanufacturedhomeloans,theestimatedrelationshipbetweenlocalmarketconcentrationandratespreadsissometimesnegative,althoughinourinstrumentalvariablespecification,thereisnosignificantrelationship.
6Forinstance,weshowthatourresultsarerobusttousingalternativemeasuresofmarketconcentra-tion;restrictingthesampletopurchaseloansonly;removingchattelloansfromthesample;restrictingthesampleperiodtopre-COVIDyears;andtoaddinglender×yearfixedeffectsorloanamount×propertyvaluefixedeffectstotheregression.
4
Toprovideadditionalevidenceonthenexusbetweenmarketconcentrationandratespreads,weexploittheHomeOwnershipandEquityProtectionAct(HOEPA)thresholdforratespreads.HOEPAseekstoensurethatborrowerswhotakeouthigh-costloans,definedashavingaratespreadexceeding6.5pp,haveaclearunderstandingoftheterms.High-costmortgagesarethereforesubjecttoadditionalconsumerprotections,suchasspecialdisclosuresandrestrictionsonloanfeatures.Moreover,theycomewithvariousrestrictionsandrequirethelendertoprovidetransparencytotheborroweraboutallcostsentailed.Theserequirementsimplysignificantlyhigheradministrativeandcompliancecostsforthelender,andmakelendersreluctanttooriginateloanswithspreadsabovethethreshold(
Benzarti,
2024
).
First,wefindapositiveandhighlysignificanteffectoftheHHIontheprobabilityofaloanhavingaratespreadinthebunchingregion([6,6.5pp]).A10bpincreaseintheHHIwithincountyincreasestheprobabilityofaloanhavingaratespreadinthebunchingregionby0.15pp,relativetoanunconditionalmeanof4%.Thisbunchingsuggestsmarketpower.Inaperfectlycompetitivemarket,athresholdabovewhichoriginationcostsdiscontinuouslyincreasewouldleadtoa“missingmass”ofobservationsrightabovethethreshold,butnobunching.Inthepresenceofmarketpower,however,lenderscanchargeamarkupsothattheratespreadexceedstheloancost.LenderscanthusdecidetogiveupsomeoftheirrentstoavoidpayingthehighercostsassociatedwithHOEPA.Theresultingbunchingbelowthethresholdisthenindicativeofmarketpower(
Bachas
etal.
,
2021
;
Coxetal.,
2023
).
Second,wefocusontheintroductionofHOEPAinJanuary2014andestimatedifference-in-differences(DiD)regressions.WefindthattheintroductionofHOEPAsignificantlyreducedratespreadsinmoreconcentratedmarkets.Moreover,thepositiveeffectofmarketconcentrationonbunchingbelowthethresholdonlyemergedaftertheintroductionofHOEPA,whiletherewasnobunchingandnocorrelationbetweenmarketconcentrationandbunchingpriorto2014.Consistentwithour2SLSregressions,theseresultssuggestthattherelationshipbetweenratespreadsandmarketconcentrationisnotdrivenbyborrowers’unobservablecreditrisk.
Wetheninvestigateanimportantcontributortoconcentrationinthemanufacturedhomeloanmarket,namelythepresenceofintegratedlenders,whoaccountforover20%ofloansinoursample.Weshowthattheratespreadstheychargeareabout1.8pphigherthanthoseofnonintegratedlenders,controllingforalltheborrowerobservablesaswellascountyandyearfixedeffects.Thesehigherratesaretheoppositeofwhatonemightexpectifintegratedlendershaveinformationaladvantages(e.g.,becausetheyknowthequalityofcollateralbetterthanotherlenders);instead,theysuggestthatintegratedlendersmaybeexploitingtheirmarketpoweroverborrowersatthepoint-of-saleofthe
5
home
.7
Analternativeexplanationforthehigherratespreadsofintegratedlendersisthattheyarepartofabundlingstrategy:cash-constrainedbuyersmaybewillingtopayahigherinterestrateinreturnforalowerpriceontheirmanufacturedhome.Wetestthisintwoways,butdonotfindsupportforthepredictionsfrombundling.First,ratespreadsatintegratedlendersarenotdifferentiallyhigherforborrowerswithlowincome(relativetothetypicalpurchasepriceforamanufacturedhomeintheirarea),whoshouldbenefitmostfromsuchbundling.Second,weexplainthatbundlingwouldpredictthatafterHOEPAwasintroduced,loanamountsandapplicationdenialratesatintegratedlendersshouldincrease,butwedonotfindevidenceforthesepredictionsinthedata.Wealsostudydifferencesinlenders’financingcostsasanalternativeexplanationforthehigherrateschargedbyintegratedlenders(whoretainalmostalltheirloansonbalancesheet),butfindlittlesupportingevidence.Finally,wedemonstratethatintegratedlendersaremorelikelytooriginateloansasexpensivechattelloans(ratherthanmortgagescollateralizedbytheland)inmoreconcentratedmarkets,suggestiveofsteering.
Despitetheimportanceofthemarketformanufacturedhomeloansforlower-incomehouseholds,therehasbeenessentiallynoacademicresearchonit
.8
Wesystematicallyinvestigatetheeffectsanddriversoflenderconcentrationinthemarketformanufacturedhomeloans,andtherebymakethreemaincontributionstotheliteratureandpolicydebate.
First,ourfindingscastdoubtonmanufacturedhomesasastraightforwardsolutiontoAmerica’shousingcrisis.AnaivelookattheUShousingmarketmightsuggestthatwhilehousepricesarehigh,themortgagemarketishighlycompetitiveandquiteeffi-cient.Cheaperhousingoptionsshouldthusalleviatesupplyconstraintsandprovideanaffordablealternativetotheownershipofsite-builthomes.However,ourresultssuggestthatthecheaperpriceofmanufacturedhomesmaybepartlyoutweighedbyhigherfi-nancingcoststhatreflectfrictionsintheloanmarketforthesehomes.Policyinitiativesthatpromotemanufacturedhousingshouldthusalsoconsiderthelackofcompetition,
7Ontheotherhand,wedofindthatnonintegratedlenderschargehigherspreadsontheirloanswhenthelocalmarketshareofintegratedlendersishigher,consistentwithconcernsaboutadverseselection
(Stroebel,
2016
).
8Atleastsincetheyear2000,wecouldnotfindanyarticlesonmanufacturedhousinginthetop-3financeandtop-5economicsjournals.Themainexistingstudiesofthemanufacturedhomeloanmarketareprovidedbythe
CFPB
(2014,
2021
),focusingondescriptivestatistics.
JohnsonandTodd
(2017)
focusspecificallyonconcentrationinmanufacturedhomeloanstoAmericanIndianandAlaskaNativeborrowers.Afterpublishingourinitialdraft,webecameawareofadissertationchapter(notavailableonline)by
Banga
(2022
)thatdocumentssomeofthesamefactsaswedoandalsostudiestheHOEPAintroductionin2014.Herpaperdoesnotstudydifferentpotentialdriversofthepricepremiumchargedbyintegratedlenders(includingbundlingandsteering),anddoesnotcomparetheloanmarketformanufacturedhomestothatforsite-builthomes.
6
andinparticulartheroleofintegratedlenders,inthemortgagemarketformanufacturedhomes
.9
Second,ourresultssuggestthatconsumerprotectionregulationintheformofHOEPAcanbenefitmanymanufacturedhomebuyers.Duetohighmarketconcentrationandlenders’marketpower,withoutHOEPAmanufacturedhomeloanswouldhaveevenhigherratesonaverage.SincewefindlittletonoeffectoftheintroductionofHOEPAonloanoriginations,ourresultssuggestthatloweringtheHOEPAthresholdfurthercouldreducethecostoffinancingmanufacturedhomeswithoutmateriallyaffectingthesupplyofloans.Thesefindingscontributetotheliteratureinvestigatingtheeffectsofrulesaimedatpreventingpredatorylendingon(mortgage)credit(
Bondetal.,
2009;
Agarwaletal.,
2014
;
DiMaggioandKermani,
2017;
DiMaggioetal.,
2019;
Benzarti,
2024
).
Third,ourevidencefromthemarketformanufacturedhomeloansalsocomplementsexistinginsightsfromothercreditmarkets.Inparticular,ourresultscontributetothelong-standingdebateonmarketpowerandloanpricingintheUSmortgagemarket.Moststudieshavefailedtoestablishareliablelinkbetweenmarketconcentrationandloanratesformortgages(
Hurstetal.,
2016;
Bhuttaetal.,
2024;
BuchakandJørring,
2024;
Fusteretal.
,
2024
)
.10
Rather,theUSmortgagemarketisgenerallyconsideredashighlycompetitive(
Ameletal.,
2018
)and“nationalinscope”(
FederalReserveSystem,
2008
).Oursettinghelpsinidentifyingtheeffectofconcentrationonratespreads.Anditshowsthatasegmentofthemortgagemarketthatisparticularlyimportantforlow-incomeborrowersischaracterizedbylowcompetitionandhighspreads,evenifthemortgagemarketasawholeisdeemedcompetitive.Inaddition,wecomplementstudiesthathaveconsideredtheroleofintegrated(orcaptive)lendersforcreditsupplyandotheroutcomes(e.g.,
Benmelechetal.,
2016;
Stroebel,
2016;
MurfinandPratt,
2019;
Benetton
etal.
,
2023
;
Hankinsetal.,
2023
).
Therestofthepaperproceedsasfollows.Section
2
providesbackgroundonmanu-facturedhousingandHOEPA.Italsoexplainsourdataandmainvariables.Section
3
reportstheresultsforconcentration,ratespreadsandbunching,aswellasresultsfrominstrumentalvariableanddifference-in-differencesanalyses.Section
4
examinestheroleofintegratedlenders.Section
5
concludes.
9Recentworkby
Jensen
(2024
)exploresanotherdimensionofmarketpower,specificallyintheprovisionofinventoryfinancingfrommanufacturerstoretailers.Shearguesthathighpriceschargedforthisfinancinglowerthequantityofhomesshipped,exemplifyingacaseof“verticalforeclosure.”
10Although
BuchakandJørring
(2024
)findnorelationshipbetweeninterestratesandmarketcon-centration,theydocumentapositiverelationshipbetweennon-interestfeesandconcentration.
Bhutta
etal.
(2024
)findthatthedispersionofratesishigherinlocationswithlowerconcentration,consistentwithstrongercompetitionbenefittingprimarilysophisticatedborrowers.
7
2Institutionalbackgroundanddata
Thefirstpartofthissectionprovidesinstitutionalbackgroundonmanufacturedhousing.ThesecondpartdiscussestheHomeOwnershipandEquityProtectionAct,whichseekstoensurethatborrowerswhotakeouthigh-costloanshaveaclearunderstandingoftheterms.Thefinalpartintroducesthedatathatunderlieouranalysis,explainstheconstructionofourmainvariables,andprovidessummarystatistics.
2.1Manufacturedhousing
Manufacturedhomesareprefabricated,permanentresidencesthatarefactory-builtandtheninstalledonalot
.11
Onceplaced,manufacturedhomesaretypicallynotmovedfromtheiroriginalsite(
CFPB,
2021
).Unlikeforsite-builthomes,thehomebuyerdoesnotnecessarilyownthelandonwhichthehomeislocated.Ifthehomebuyerdoesnotowntheland,financingisusuallydonethroughso-calledchattelloans,whichmakeuparound40%ofthemanufacturedhomeloanmarket.Amonghomebuyersthatdonotowntheland,afurtherdistinctionismadebetweenthosethatpayrentforthelandhostingthehome(around50%ofallchattelloans)andthosethatdonot
.12
Accordingtothe2019AmericanCommunitySurvey,therewere6.8millionmanu-facturedhomesintheUS,housingover17millionAmericans.Almost6%ofallowner-occupiedhousingunitsaremanufacturedhomes.Thesamedatarevealsignificantvari-ationintheshareofmanufacturedhomesoutofallhousingunitsacrossregions.Intheaveragecounty(censustract)11.9%(5.7%)ofallhousingunitsaremanufacturedhomes,withastandarddeviationof9.5%(10.4%)
.13
ManufacturedhomesareanimportantsourceofaffordablehousingintheUSandmorecommoninlower-incomeareas(
KaulandPang,
2022a,
b
).Forexample,amongcountiesinthebottomquartileofthemedianhouseholdincomedistribution,theshareofmanufacturedhomesaverages19.9%,whileforthoseinthetopquartiletheshareaverages6.6%.Consistentwiththesepatterns,
Figure1
,panel(a)showsthattheshareofmanufacturedhomesishigherinruralareasaswellasintheSouthandSouthwest.
11Tobeprecise,manufacturedhomesarefactory-builthousingconstructedafterJune1976inaccor-dancewiththeUSDepartmentofHousingandUrbanDevelopment’sManufacturedHomeConstructionandSafetyStandardscode.
12See
here
forasummaryonhowmanufacturedhomeloansdifferfromsite-builtmortgageloansandwhatrightstenants/ownershave.Animportantdifferencebetweenchattelloansandtraditionalmortgageloansisthatinthecaseofchattellending,thepropertyremainsintheownershipofthelenderuntilfullypaidoff.
13Countiesaremoreunequallysizedthancensustracts,andthemanufacturedhomesharetendstobehigherinrural,lesspopulatedcounties.
8
Theirprevalenceamonglower-incomehouseholdspartlyreflectscheaperconstructioncosts,whichleadstoasubstantiallylowersalesprice.Datafromthe2019ManufacturedHousingSurveyshowsthatmanufacturedhomeshaveanaveragesalespriceof$81,900,foranaverageof1,448squarefeet.Incontrast,forsite-builthomestheaveragesalespriceis$383,900,withanaverageof2,518squarefeet.Inamoresystematicanalysis,
Herbert
etal.
(2023
)showthatthecostofamanufacturedhomerangesfrom35%to75%tothatofacomparablesite-builthome,evenwhenincludingfinishedlotcosts.Moreover,pricesformanufacturedhomesmoveintandemwithoverallhouseprices;andappreciationratesofmanufacturedhomesonownedlandaresimilartothoseforsite-builthomes(
Goodman
andPang
,
2024
).
Themarketformanufacturedhomeloansislarge.AccordingtoHMDAdata,whichwediscussinmoredetailbelow,lendersoriginatedalmost1,000,000suchloansforatotalamountofabout$150billionbetween2018and2022.Forcomparison,thepaydayloanmarket—whichhasgarneredconsiderableattentioninacademicresearch—seesannualoriginationsofroughly$30billion,asnotedearlier.
Anecdotalevidencesuggeststhatobtainingaffordablefinancingformanufacturedhomesischallenging(
KaulandPang,
2022b
).Thiscouldresultfromthewaymanu-facturedhomesaresoldand
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