Mobile Homes vs Manufactured Homes in Florida: What’s the Difference?
The terms mobile home and manufactured home are often used interchangeably, but in Florida they mean very different things legally, structurally, and from a zoning perspective.
This page explains the difference, why counties care, and how these distinctions affect land use, permitting, and allowed housing types.
The most important distinction
The difference between a mobile home and a manufactured home is primarily based on when it was built and which construction standards apply.
Mobile homes were built before June 15, 1976
Manufactured homes were built on or after June 15, 1976 and must comply with HUD standards
This date matters because federal construction rules changed in 1976.
What is a mobile home?
A mobile home refers to factory-built housing units constructed before June 15, 1976.
Key characteristics:
Built before HUD standards existed
Often narrower and lighter construction
Typically titled as personal property originally
May lack modern wind, safety, and energy standards
Commonly restricted or prohibited in many counties
Because of their age and construction, many Florida counties do not allow mobile homes as primary dwellings in most zoning districts.
What is a manufactured home?
A manufactured home is a factory-built home constructed on or after June 15, 1976, in compliance with the HUD Manufactured Home Construction and Safety Standards.
Key characteristics:
Built to federal HUD standards
Designed for permanent residential use
Often placed on a permanent foundation
Can qualify as real property when properly installed
Treated more like site-built homes in many zoning codes
Manufactured homes are often allowed in specific zoning districts, subject to size, wind zone, and foundation requirements.
Why the 1976 HUD standard matters
HUD standards regulate:
Structural strength
Wind resistance
Fire safety
Plumbing and electrical systems
Energy efficiency
Florida counties rely on this distinction because HUD-compliant manufactured homes are safer and more consistent with permanent housing expectations.
Mobile homes built before 1976 do not meet these standards.
How Florida counties treat mobile homes
In many Florida counties:
Mobile homes are restricted or prohibited
Allowed only in designated mobile home parks
Sometimes permitted only as replacements in existing parks
Rarely allowed on individual vacant lots
This is especially true in residential subdivisions or areas with stricter zoning controls.
How Florida counties treat manufactured homes
Manufactured homes may be:
Allowed in specific zoning districts
Permitted in rural or agricultural areas
Allowed if they meet minimum size, roof pitch, and foundation requirements
Required to comply with Florida wind zone standards
Each county defines where manufactured homes are permitted and under what conditions.
Mobile homes vs manufactured homes vs modular homes
These terms are often confused.
Mobile home: Pre-1976 factory-built housing
Manufactured home: Post-1976 HUD-compliant factory-built housing
Modular home: Built in sections off-site but constructed to local building codes, not HUD standards
Modular homes are typically treated the same as site-built homes for zoning purposes.
Why this distinction matters for land buyers
Understanding the difference helps buyers avoid:
Buying land that won’t allow their intended housing
Purchasing an unpermitted structure
Zoning violations
Costly relocation or removal orders
Counties enforce housing type rules, not sellers.
Common misconceptions
A manufactured home is not a mobile home
Removing wheels does not change classification
Skirting does not make a mobile home permanent
Age and construction standards matter more than appearance
County zoning definitions control classification.
How to verify what’s allowed on a specific property
Before purchasing land:
Identify the county and zoning designation
Ask the planning department what housing types are permitted
Confirm whether manufactured homes are allowed
Ask about minimum size and wind zone requirements
Never assume based on neighboring properties.
Frequently Asked Questions
Are mobile homes allowed in Florida?
Sometimes, but usually only in designated parks or limited zoning districts.
Are manufactured homes allowed on vacant land?
Often yes, but only in zoning districts that allow them and if standards are met.
Is a manufactured home considered real property?
It can be if permanently installed and properly titled.
Can I convert a mobile home into a manufactured home?
No. Construction date determines classification.
This information is based on direct county guidance and our experience completing 200+ Florida land transactions at Paradise Parcels.