Manufactured Homes, Modular Homes & ADUs on Private Property in Southern California
Galaxy Homes helps Southern California property owners add a factory-built home to land they already own, from a backyard ADU to a full-size manufactured or modular home. We’re an authorized dealer for Clayton, Skyline, Fleetwood Cavco and Silvercrest, and we work throughout Southern California, including San Diego County.
We price the home on its own and help you choose a floor plan that fits your lot. You hire your own licensed installer or contractor for the site work, and we’re happy to recommend ones we trust. Our in-house finance team can also help you explore financing options.
Frequently Asked Questions
Can I put a manufactured home or ADU on my property?
In most cases, yes. California law allows manufactured homes on lots zoned for single-family homes, and recent state laws have made ADUs easier to approve throughout California. Each city and county still has its own rules for setbacks, lot size and placement, so it’s best to check with your local planning department before choosing a floor plan.
How large can an ADU be in California?
A detached ADU can be up to 1,200 square feet under California law. Some cities set a lower limit, but state law generally guarantees room for at least an 800-square-foot ADU. Many of the homes we offer fit within these limits, from compact one-bedroom plans to three-bedroom layouts.
Does Galaxy Homes do the site work and installation?
No. For private property projects, we sell the home and help you choose the right floor plan, and you hire a licensed contractor for the site work and installation. Keeping these separate lets us price the home on its own, which keeps it as competitive as possible. If you need a contractor, we can recommend ones experienced with manufactured home installations.
Who handles the permits?
Permits and inspections go through your city or county building department. Your contractor can often handle the permitting for you, though some homeowners choose to do it themselves. We’ll get you the factory plans and documents needed for permitting.
Can I get financing for a home on private land?
Yes, depending on your financial situation. If there’s already a home on the property, options include a home equity line of credit, a second mortgage, or a cash-out refinance. Construction loans can cover the project and convert to a traditional mortgage once the home is complete, and if the home won’t be on a permanent foundation, a chattel loan finances the home on its own. We also work with private lenders who look at the equity in your land. Our in-house finance team specializes in manufactured home loans and can walk you through which option fits your project.
Can a manufactured home on my land become real property?
Yes. In California, a manufactured home placed on a permanent foundation can be converted to real property by recording a form (HCD Form 433A) with your county. Once converted, it’s treated like a site-built home for property taxes and can qualify for traditional mortgage financing. Our blog post on this topic walks through the steps.
What affects the total cost of a project?
The home itself is only part of the cost. Delivery from the factory, site preparation, the foundation, utility connections, permits and installation can vary widely depending on your property, so two projects with the same home can end up with very different totals. Our blog post on budgeting for a manufactured home on private property breaks down each cost.
Where are the homes built?
All of our homes are built right here in Southern California. Clayton homes are built in Perris, Fleetwood Cavco homes in Riverside, Skyline homes in San Jacinto, and Silvercrest homes in Corona. Being close to the factories means shorter delivery distances to your property.
How long does a private property project take?
It varies, mostly because of permitting, which depends on your city or county. Building the home is the quicker part: most of our factories build a home in about 8 weeks or less after it’s ordered, and it’s ready to deliver. The other big factor is what you’re adding to the property, such as concrete, hardscaping, a driveway or a garage, which is usually done after the home is delivered.
What areas do you serve?
We help with private property projects throughout Southern California, including Los Angeles, Orange, Riverside, San Bernardino, Ventura and San Diego counties. If your property is nearby and you’re not sure whether we can help, give us a call at (833) 459-9467.
