There are so many different versions of Modular housing that it can be difficult to fit each into one category. I recently ran into a scenario whre we had a home listed and nothing indicated it was anything other than a stick built home that was built on site. It was built prior to 1976 which is when The HUD code for "Manufactured Homes" went into affect. We had an accepted buyer and, during the inspections, it came out that there was actually steel framing in the floor of the structure consistent with modular housing. There was also evidence of where the sections of the home were bolted together once it arrived on site. The buyer walked away from the deal and we're stuck looking for a new buyer and trying to determine how the home should be advertised. The home inspector went out of his way to speak to the high quality of construction, but the notion of a modular home was not well received by that particular buyer. Had it been listed at modular to begin with, maybe the buyer would have looked at it and decided to purchase on the home's merits. Because it was an unexpected reveleation, we lost the deal. Because the home does not meet the definition of "Manufactured" because it was built prior to 1976, it cannot be called Manufactured. However, it is obvious now that the home was built off site and brought to the location to be put together. Lenders typically will not lend on homes with steel suport structures in the floor because it's consistent with Manufactured housing and that changes the rules a bit. We'll have to wait and see. Because of this, we felt it necessary to denote it as "Modular" construction and also selected "stick built" as another category under construction. Each mls system has their own fields in regards to construction and your Realtor will likely have to work within the limitations of the available fields to choose from. Unfortunately there is a stigma, warranted or not, that goes along with modular housing in the minds of many buyers and it will likely affect our ability to find another buyer in the similar price point. When we do find the next buyer, the type of construction will not be a surprise and we'll likely be able to get the deal done.