ONE-TIME CLOSE CONSTRUCTION · FLORIDA
One-Time Close Construction Loans in Florida
One closing covers your land, your build, and your permanent mortgage — manufactured, modular, or site-built. No second closing when construction is done.
Prefer to talk? Call (352) 580-6160.
Check your one-time close eligibility
WHO THIS FITS
See if one-time close construction fits your build
One-time close construction financing covers your land, your build, and your permanent mortgage in a single closing — for a manufactured, modular, or site-built home. Whether you already own your land or you’re still shopping for both, here’s where to start.
You already own your land
If you already own the land your home will sit on, one-time close construction can cover your build and your permanent mortgage in the same closing. We’ll walk through your land, your licensed builder, and the program that fits — start with the form above or a call.
You’re still shopping for land or a home
If you haven’t settled on land or a home yet, one-time close construction still applies once you have both lined up with a licensed builder. We’ll help you understand what the program needs before you’re deep into the process — start with the form above or a call.
Either way, the next step is the same: the short form above, or (352) 580-6160.
ELIGIBILITY
The questions that decide one-time close eligibility in Florida
Does a manufactured or modular home qualify for one-time close?
Yes — one-time close construction covers manufactured, modular, and site-built homes. The Conventional path also extends to panelized construction, which is treated as site-built, and to tiny homes of 600 square feet and up, which are treated as manufactured — the classification matters more than the size, because the manufactured rules then follow the file. Barndominiums may be eligible on more than one path, subject to being owner-occupied, built on a concrete slab, and free of metal or post-frame construction; they carry a higher credit requirement than the standard path and are reviewed against comparable sales. Every home is reviewed against its own program’s property standards before closing.
Does a single-wide qualify?
Yes — a single-wide manufactured home is an eligible property type on FHA and USDA one-time close. Tell us which program you’re pursuing and we’ll confirm your home’s eligibility for that path before you’re far into the process.
Do I need to already own the land?
No — one-time close construction supports both paths in the same closing structure. If you already own your land, financing covers the build and the permanent mortgage together. If you’re still shopping for land or a home, the same one-time closing applies once your land, your home, and your licensed builder are lined up.
What credit score do I need?
Minimum credit score is scoped to the program: FHA one-time close carries a minimum credit score of 620, VA one-time close carries a minimum credit score of 580, USDA one-time close carries a minimum credit score of 640 for a site-built home or 650 for a manufactured home, and Conventional one-time close carries a minimum credit score of 620.
Can I act as my own builder?
On FHA, VA, and USDA one-time close, no — a licensed, approved builder in good standing is required, and owner-building and non-arm’s-length builder relationships aren’t eligible. On Conventional one-time close, an owner acting as their own builder may be eligible for a primary residence, depending on the lender we place your file with — tell us your scenario and we’ll confirm. On a manufactured build, one entity has to carry both the home and the site work — you cannot contract separately with a retailer for the home and your own contractor for the land improvements. Where the licensed-builder requirement applies, it’s what keeps every draw tied to work that’s been completed and inspected, protecting you from paying for construction that isn’t there yet.
What if my land doesn’t qualify?
Elevation and flood-zone requirements apply to the land your home will sit on. We check your specific lot against those requirements as part of qualifying your file, and if it doesn’t clear them as-is, we’ll walk you through your options.
HOW THE COSTS WORK
How one-time close’s draw structure works
The mechanic that’s easy to miss in the name: your builder is paid in stages, called draws, and only for work that’s been completed and inspected — never in advance for work that hasn’t started. That structure is what protects you from paying for construction that isn’t there yet.
Your payment obligation during construction depends on the program you qualify for; we’ll walk through exactly what applies to your loan before you sign anything. Once construction is complete, the loan converts to your permanent mortgage in the same closing — there’s no second closing to arrange.
REQUIREMENTS
One-time close requirements reference — Florida
The cards below cover the standing program rules — the home and the builder on one side, credit and program fit on the other. Every application is reviewed individually, and gift funds may apply toward your down payment on the FHA path.
Eligible homes & builder
| Property types | Manufactured, modular and site-built on every path. The Conventional path also takes panelized construction (treated as site-built) and tiny homes from 600 sq ft (treated as manufactured). Barndominiums may be eligible on more than one path — owner-occupied, on a concrete slab, without metal or post-frame construction |
|---|---|
| Single-wide | Eligible on the FHA and USDA paths |
| Not eligible | Co-ops and attached condos on every path. The Conventional path additionally excludes log, bamboo, metal, container and post-frame homes |
| Builder | FHA/VA/USDA: licensed, approved builder required, no self-build. Conventional: owner-builder may be eligible for a primary residence, lender-dependent |
Credit & program fit
| Program | Min. credit score | Occupancy |
|---|---|---|
| FHA one-time close | 620 | Primary residence |
| VA one-time close | 580 | Primary residence |
| USDA one-time close | 640 / 650site-built / manufactured | Primary residence |
| Conventional one-time close | 620 | Primary residence or second home |
Construction period is time-limited on every path; an updated credit and income review may be required if your build runs long.
Already have a home, just need land?
If you already own a manufactured, modular, or site-built home and you’re only financing the land, one-time close construction isn’t the right fit — that’s land-home financing in Florida. Atlantic Mortgage arranges both, and we’ll tell you which applies before you’re deep into the process.
Does your home type fit a different program?
One-time close construction fits three property types and four financing paths — but not every combination. A single-wide pursuing FHA or USDA fits here directly. For other property types or programs, tell us your home and your program and we’ll point you the right direction — including chattel financing for Florida mobile homes if that’s the better fit.
PROGRAM OPTIONS
One-time close options in Florida: FHA, VA, USDA & Conventional
FHA one-time close
Available statewide for a primary residence, open to a wide range of credit profiles, including single-wide manufactured homes. FHA’s manufactured, modular, and site-built property standards apply — the same rules used on FHA manufactured home loans in Florida.
VA one-time close
Eligible veterans, active-duty service members and qualifying surviving spouses may qualify with no down payment required, financing a primary residence — including manufactured and modular construction. Service eligibility is confirmed through your Certificate of Eligibility; see VA loans for Florida manufactured homes.
USDA one-time close
For a primary residence in a USDA-eligible area, within USDA’s household-income rules. Manufactured (including single-wide) and site-built construction may both be eligible, subject to the program’s area and income requirements — see USDA loans in Florida.
Conventional one-time close
Covers a primary residence or a second home — the only one-time close path with second-home eligibility. Manufactured, modular, site-built, panelized, barndominium, and tiny-home construction (600 sq ft and up) may all be eligible.
Not sure one-time close is the right fit? See the full picture of Florida manufactured and mobile home loans — including land-home financing and chattel options for homes that don’t fit this program.
WHY ATLANTIC
One closing covers construction and your permanent mortgage
One closing covers your construction loan and your permanent mortgage — no second closing to arrange, and no second set of closing costs. One appraisal. Three eligible property types: manufactured, modular, and site-built. Four financing paths: FHA, VA, USDA, and Conventional. Every draw is released only for completed, inspected work, and every builder is licensed and approved before your file moves forward.
One closing, one appraisal, one set of closing costs
Manufactured, modular & site-built homes eligible
FHA, VA, USDA & Conventional paths available
COMMON QUESTIONS
One-time close construction loans in Florida — common questions
What is a one-time close construction loan?
A one-time close construction loan combines your construction financing and your permanent mortgage into a single closing. Instead of closing once to build and again to convert to a permanent loan, you close once, before construction begins, and the loan converts to your permanent mortgage when your home is complete.
Does my manufactured or modular home qualify?
One-time close construction covers manufactured, modular, and site-built homes, and the Conventional path also extends to panelized construction and to tiny homes of 600 square feet and up, which are treated as manufactured. Barndominiums may be eligible on more than one path, with conditions. Single-wide manufactured homes are eligible on the FHA and USDA paths. Co-ops and attached condos are not eligible property types. Every home is reviewed against its own program’s standards.
Do I need to own the land already?
No. One-time close construction supports both paths in the same closing structure — whether you already own your land, or you’re still shopping for land, a home, and a licensed builder.
Can I build the home myself?
On FHA, VA, and USDA one-time close, no — a licensed, approved builder in good standing is required, and owner-building and non-arm’s-length builder arrangements aren’t eligible. On Conventional one-time close, an owner acting as their own builder may be eligible for a primary residence, depending on the lender we place your file with — tell us your scenario and we’ll confirm. Where it applies, the licensed-builder requirement is what keeps your draws tied to inspected, completed work at every stage.
What credit score do I need?
Minimum credit score is scoped to the program: FHA one-time close carries a minimum credit score of 620, VA one-time close carries a minimum credit score of 580, USDA one-time close carries a minimum credit score of 640 for a site-built home or 650 for a manufactured home, and Conventional one-time close carries a minimum credit score of 620. Every application is reviewed individually, and no approval is implied until underwriting.
What happens if I don’t finish construction on time?
Construction timelines are time-limited by program. If your build runs long, an updated credit and income review may be required before your loan converts to permanent financing. Your loan officer will walk you through your program’s specific construction timeline as part of qualifying your file.
Ready to see if one-time close construction fits your build?
Call (352) 580-6160 or request a callback — most borrowers find out where they stand in one conversation, with no obligation to get started.
No approval is implied until underwriting.
One-time close construction loans are subject to credit approval, licensed-builder approval, property eligibility, and full underwriting. Program guidelines and availability are subject to change without notice. This is not an offer or commitment to lend. Atlantic Mortgage & Finance Corp. · NMLS #3915 · Licensed Florida Mortgage Broker. For licensing information, go to: www.nmlsconsumeraccess.org.
Atlantic Mortgage & Finance Corp. is not acting on behalf of or at the direction of HUD, FHA, the U.S. Department of Veterans Affairs, the U.S. Department of Agriculture, or any government agency. Program guidelines are subject to change without notice.