Got Questions?

Owner financing (also called seller financing) means we act as the bank. Instead of getting a mortgage from a traditional lender, you make your monthly payments directly to us. We hold the note, you own the home. No bank middleman, no crazy qualification process.

100% legal and common throughout Texas. Owner financing has been used for decades across the state, especially in South San Antonio, Elmendorf, Somerset, Floresville, and surrounding communities where traditional bank lending often doesn't serve working families. We use standard Texas real estate contracts — deed of trust and promissory note, just like a traditional mortgage.

You own it from day one. The deed is in your name. We hold a lien on the property (just like a bank would) until the loan is paid off. Once you've paid off the balance, the lien is released and the home is 100% yours — free and clear.

Our inventory is primarily manufactured homes — also commonly called mobile homes. "Mobile home" is the older term; "manufactured home" is the modern federal designation (post-1976 HUD code). We carry TRU Homes and Southern Energy Homes — both built by Clayton Homes, one of the largest and most respected manufactured home builders in America.

Both. We carry brand new TRU and Southern Energy models as well as gently used manufactured homes. New homes can be financed with standard lender programs; used homes are typically owner financed directly through us with no bank involved. See our current owner financed mobile home inventory in San Antonio, always up to date.

Big difference. With rent-to-own, you're renting until a future date when you might get to buy — you don't own anything, and you can lose everything you paid if things go wrong. With owner financing, you own the home immediately. The deed is in your name on day one. You're building equity from your first payment, not renting.

Both brands are built by Clayton Homes, part of Berkshire Hathaway. TRU Homes focuses on affordable, high-quality single wide and double wide models. Southern Energy Homes is built right in Fort Worth, TX with emphasis on curb appeal, real wood cabinets, and hand-laid ceramic showers. Both carry lifetime structural warranties.

Similar structure, much simpler process. A traditional mortgage involves banks, underwriters, lengthy credit reviews, and weeks of paperwork. Owner financing uses the same legal framework — promissory note + deed of trust — but skips the bank entirely. You deal directly with us.

Absolutely — most of our buyers are first-time home owners. We specialize in helping families in Southeast and South San Antonio own their first home. No prior ownership required. We'll walk you through every step.

Contact us to discuss. Our primary mission is helping families become owner-occupants, but we do occasionally work with local investors. Investor terms differ from owner-occupant terms — typically higher down payments.

No credit score required for used homes (owner financed). We don't pull credit and we don't have a minimum FICO score. Bad credit, no credit, bankruptcy, repossession — we've helped buyers in every situation. For new home financing, lender criteria apply.

We want to make sure the monthly payment is one you can comfortably afford, so yes — we'll have a conversation about your income. But we're flexible. Pay stubs, bank statements, 1099s, cash-business income, SSI/disability, retirement — all considered. Not every buyer needs a W-2.

Contact us to discuss your situation. Owner financing gives us much more flexibility than a traditional bank. We work with buyers who have ITINs instead of SSNs. We'd rather talk to you directly than have you assume the answer is no.

We've helped buyers through foreclosures, Chapter 7, Chapter 13, and judgments. We don't hold the past against you. What matters to us is where you are now — can you afford the down payment and monthly payment? If yes, let's talk.

Great — self-employed, contractor, gig worker, cash-business buyers are welcome. Bring what you have: bank statements, invoices, recent tax returns, or even customer receipts. We understand real South Texas work situations.

Yes — all parties will be on the deed and the note. Buying with a spouse or family member is common and often helps qualify for a better monthly payment. Co-signers are also accepted.

There's no hard minimum. As a general rule, we want the housing payment to be no more than 35–40% of your monthly income. On an $800/month payment, that's roughly $2,200+ monthly income. We'll walk through the numbers with you.

None of these automatically disqualify you. Let's have a conversation — most situations are workable as long as the garnishment doesn't prevent you from making the monthly payment.

An eviction isn't an automatic no. We're more interested in your current ability to pay than your rental history from years ago. Tell us what happened and where you are now.

For used home owner financing — no. For new home lender-financed programs — yes, standard credit underwriting applies. The owner-financed path is specifically designed to skip the credit gatekeepers.

Much faster than a bank. Many buyers go from first contact to getting keys in 1–3 weeks. The process: pick your home → quick conversation → sign paperwork → down payment → keys. No 45-day bank underwriting.

Standard Texas real estate documents: a Warranty Deed with Vendor's Lien, a Promissory Note, a Deed of Trust, and a Statement of Ownership (SOL) filed with TDHCA for the manufactured home. We recommend all buyers have a title company review documents — we use a local title company in San Antonio.

Absolutely — and we encourage it. Hire any licensed home inspector you want before closing. Our homes are sold as-is, but you should know exactly what you're buying. Inspection typically costs $300–$500 and takes 1–2 days to schedule.

Not required — most of our buyers work with us directly. You're welcome to bring an agent if you prefer; any commission is typically paid from the transaction.

Yes — come out to our lot at 12621 US 181 S, San Antonio, TX 78223. Walk through as many homes as you'd like. We're open Monday–Friday 9–6 and Saturdays 10–4. Sundays by appointment. You can also browse 181 South Homes online before you come out.

You'll sign the note, deed of trust, and SOL paperwork. You bring your down payment (cashier's check or wire). We hand over the keys. The deed is then recorded with Bexar County, and the home is officially yours. Closing usually takes 30–60 minutes.

Closing costs on owner financed transactions are minimal compared to bank loans. Typically $500–$1,500 for title work, recording fees, and document prep. We'll give you an itemized list before closing — no hidden fees.

Yes. We use a licensed local title company in San Antonio to ensure the title is clean, the lien is properly recorded, and all documents comply with Texas law. This protects both parties.

Down payments are simple: $12,000 down for single wide homes and $20,000 down for double wide homes. Flat. Same for everyone, regardless of credit or income. No games, no rate-dependent adjustments.

Monthly payments depend on the home price and loan length. Typical range: $650–$1,250/month. In most cases, our monthly payment is comparable to or less than South San Antonio rent. Payments include principal + interest — property taxes and insurance are separate.

Our owner financed rates are competitive with — and often lower than — chattel loan rates you'd get from a manufactured home lender. Exact rate is disclosed in writing during our first conversation. No surprises.

Loan terms typically run 15–25 years depending on the home and your down payment. Shorter terms = higher monthly but less interest; longer terms = lower monthly. We'll show you both so you can pick what works.

Yes, with no prepayment penalty. Refinance with a bank later, make extra payments, or pay the whole balance off — it's your choice. When it's paid, we release the lien and the home is 100% yours.

Communicate with us — we work with people. One late payment rarely becomes a problem if you let us know what's going on. Repeated non-payment eventually leads to foreclosure per Texas law, but we always try to work out a plan first.

Absolutely. Many buyers refinance to a traditional mortgage once their credit improves. Having 12+ months of consistent owner-financed payments actually helps build your credit profile for a future refinance.

Standard owner financed notes aren't typically reported to Equifax/Experian/TransUnion. If credit-building is important to you, ask us — we can discuss options or suggest complementary credit-building strategies while you pay off the home.

Most of our inventory is home-only — the home is delivered to land you own or lease. We also occasionally have land/home packages. If you don't have land, we can help connect you with affordable lots in Elmendorf, Somerset, Von Ormy, and surrounding areas.

Single wide = one section (~14–18 ft wide, typically 800–1,200 sqft). Cheaper, faster to set up, typically 2–3 bedrooms. Double wide = two sections joined on-site (~26–32 ft wide, typically 1,400–2,000 sqft). Feels like a traditional home, 3–5 bedrooms, often a separate living and family room.

Both. New TRU and Southern Energy models (lender-financed) and a rotating stock of well-maintained used manufactured homes (owner financed). All used homes are cleaned, serviced, and inspected before sale.

New TRU and Southern Energy homes offer factory-direct customization — flooring, cabinets, appliances, porch options, roof pitch, exterior colors. Used homes are sold as-is but you can renovate whatever you want after closing.

Yes — delivery and setup is available throughout the San Antonio area and surrounding South Texas. Delivery cost depends on distance from our lot. Setup includes leveling, skirting, utility connections, and tie-downs per Texas manufactured home code.

On land you own, lease, or rent with landowner permission. Common placement: family property, mobile home parks, rural acreage, or lots we help you find. Local zoning applies — we'll help you confirm your location is compliant.

New TRU and Southern Energy homes come with a manufacturer's structural warranty (typically 1-year builder warranty + long-term structural coverage). Appliances have their own manufacturer warranties. Used homes are sold as-is.

Yes — every used home on our lot is walked, serviced, and cleaned before being listed. Any major issues are either repaired or clearly disclosed. You're still welcome (and encouraged) to bring an independent inspector.

Yes — Elmendorf is one of our most common delivery areas. It's just south of San Antonio along US-181 and the Calaveras Lake area. Many of our buyers place homes on family land in Elmendorf. Short delivery distance = lower delivery cost.

Somerset (Bexar/Atascosa county line) and Von Ormy (southwest Bexar County) are both regular delivery areas for us. Great places for affordable rural acreage. We know these communities well.

Yes — China Grove (78263) is in our service area. This small community southeast of San Antonio is perfect for a manufactured home on private acreage. We deliver there regularly.

Absolutely. Pleasanton (Atascosa County) and Floresville (Wilson County) are both well within our delivery radius — about 30–40 miles south of our lot. We've placed dozens of homes in these communities.

Yes — Lytle, Poteet, Jourdanton, Charlotte, and all of Atascosa County are in our delivery range. These rural communities are great for affordable land pairings with our manufactured homes.

All of them. Common zip codes we deliver to: 78202, 78203, 78204, 78207, 78210, 78211, 78214, 78221, 78222, 78223, 78224, 78225, 78226, 78227, 78237, 78242, 78263, 78264. If you're in a south/southeast San Antonio zip code, we serve it.

Yes — all of these East/Southeast Bexar and Wilson County communities are serviced. Adkins, St. Hedwig, La Vernia, Sutherland Springs, Stockdale — if it's within ~60 miles of San Antonio, we can get a home there.

Standard delivery radius is roughly 60 miles from our lot at 12621 US 181 S. This covers all of Bexar County, most of Wilson, Atascosa, Guadalupe, and Karnes counties, plus parts of Medina and Comal. Farther deliveries are available — delivery cost just scales with distance. Questions about your specific town? Reach out through our main site at 181southhomes.com or call (210) 633-0429.