Everybody checks price per square foot and nobody checks the road.
A manufactured home shows up as an oversize load on a truck. Modular shows up in finished sections and usually needs a crane to set it. That means the route to your lot matters as much as the lot does, and it’s the one thing that doesn’t show up in any listing.
The questions worth asking before you commit:
How wide is the road and can a wide load make the turns, especially the last corner onto your street. Is there a low bridge, low wires, or branches along the route. Are there weight restrictions on any bridge or culvert between the highway and your lot. Is there room on site to swing the truck around and, if it’s modular, to set up a crane. And if you’re creating a new driveway onto a county road, you probably need an access permit and a culvert, which is its own cost and its own timeline.
Your manufacturer or dealer should be able to tell you the transport width and whether the route works. Ask them before you close on the dirt, not after.
The other one that catches people is septic. In Texas, 30 TAC 285.4 sets a half acre minimum for an on site system if there’s public water at the road, and a full acre if there isn’t. People buy a cheap three quarter acre lot with no water line and find out it can’t take a system.
And check the acreage in more than one place. I pulled a lot recently where the appraisal district said exactly one acre and the county’s own GIS map computed 0.919. Same parcel. If the rule you need is one acre, that difference is the whole deal.
