Hi, Teri: I know you asked this question over six weeks ago, but I've just now found it! I actually work in the McDowell and Burke County areas, so perhaps I can help you.

First, you ARE better off buying a stick built home, all things considered. But buying a manufactured home can be a good idea depending on lots of factors -- what price range you can afford, the age, quality & location of the home, how much total living space you need (not just want), whether it's on a permanent foundation or just underpinned with vinyl skirting. Daniel's answer below is absolutely correct. Manufactured homes are MUCH better built these days, and, just like in stick built homes, there are different qualities of construction, and the future value of it will greatly depend on how well it's taken care of. Manufactured homes are abundant in this area, and right now, there are quite a few deals in the Morganton area that are (unfortunately) foreclosures, so you can buy a nicer, bigger manufactured home for much less than you can buy a stick built. If you're ready to buy and would like some help in your search, feel free to email me, (just click on my name and it'll take you to my info), I'd be happy to help you find a home.

In my area, the stick built homes will bring a greater value to the table upon resale. The door frame width/height, the wall thickness, the materials used in finishing all are somewhat different that a stick built. If the land is extremely desirable to obtain, many will buy and live in the manufactured home for a bit while building their dream home. They then move the other home off the property, but at a much depreciated rate again.

My source is a licensed appraiser. While the land value may increase,the home itself will depreciate just like a car.

In NC, manufactured homes do not ALWAYS depreciate. Just like any property, it depends on location and market activity.

Teri - There are plus and minuses to buying a manufactured home over a stick built home. Manufactured homes typically have a higher rate of foreclosure, which hurts appreciation of other manufactured homes in the area, but you'll get a larger house for the same amount of money typically. Older manufactured homes were not always as finished nicely in the interior, but newer homes can be just as nicely finished inside as stick built homes. Just as with stick built homes, the quality of the manufactured home has a lot to do with the age and how will it was put together and has been maintained. I'd recommend you work with a buyer's agent and have them show you both stick built and manufactured homes in your price range so you can decide for yourself which you prefer.

That is correct. The reason is that manufactured homes ALWAYS depreciate,just the same as cars. Many lenders will not finance them for this reason.