A one-time-close (OTC) land-home package built around 130 County Road 464 in Lipan, Texas. Land + new manufactured home + site work, financed as a single transaction through Palm Harbor Homes' dealer network.
Most people who buy land and build a home go through this sequence:
That's two or three closings, two or three sets of lender fees, and a stretch of time where you're paying on land you can't live on yet.
One-time close is the simpler version:
The package is structured by Palm Harbor Homes, a manufactured-home builder with a dealer network that includes a lender partner who offers the OTC product. The lot at 130 CR 464 is what we bring to the table. Palm Harbor brings the home, the dealer, and the lender.
The land you're buying is the same lot described on the land-only site. Inside the OTC package, these advantages are part of what your financing covers — not a separate purchase you have to make and then bring to the table.
Texas won't let you drill a new well on properties under 5 acres. This lot already has one. That's a $3K–$15K line item most buyers never see coming — and it's already in the package.
UCS pole release is on file. The home you pick gets connected without a utility wait or a $5K–$15K infrastructure spend rolled onto your balance sheet.
The cedar privacy fence stays with the property. It's not a separate line item; it comes with the land.
Post-protest assessment of ~$90,000 → ~$600/yr tax. No HOA. Not in a flood zone. No deed restrictions.
If the lot advantages are what you need and you want to skip the package, the land-only site is the simpler path. The two sites are designed to pivot into each other.
The numbers below are anchors, not commitments. The actual package price, down payment, and roll-in list depend on the home you pick, the lender's rules, and the site work the lender agrees to finance. The placeholders come from a forwarded email exchange with a Palm Harbor dealer (Rachael Traweek) and are footnoted to the S13 research file.
| Target package price | ~$220,000 (anchor only) [S13] Placeholder. This is the top of the finished-home ARV range. Final price depends on confirmed Palm Harbor pricing, lender terms, and site scope. |
|---|---|
| Example down payment | 5% (~$12,000 on a $220K package) [S13] TBC. The lender's actual requirement may be 2.5%, 5%, or something else, depending on the product and the buyer's qualifications. |
| Appraisal deposit | $1,000 (reported to count toward the down payment) [S13] TBC. Treatment depends on the current lender's rules. |
| Pre-approval window | 60 days [S13] Confirmed in the dealer email. The goal is to close inside this window. |
| Categories expected to be rolled in | Land, new manufactured home, site work (driveway, power, water, septic, skirting, steps, pad/setup), demo of existing structures, soft costs (appraisal, title, lender fees) [S13] TBC. Which site improvements the lender agrees to finance is the biggest open item. The list above is the expected scope; the lender's actual list is unconfirmed. |
| Home title treatment | Expected to be titled as real property after affixation [S13] TBC. Real-property vs chattel changes the buyer pool, the rate, and the resale. Standard for manufactured homes on a permanent foundation, but specific to this lender's requirements. |
research/S13.md — Palm Harbor one-time-close scenario brief, July 2026. The placeholders above are sourced from the forwarded Rachael Traweek email and the confidence-delta tracker in that file. Open questions are tracked in the maturation notes for this site.The package has three parties. Knowing which is which keeps the conversation clean.
Dual-channel marketing. Palm Harbor also markets the package through its own dealer channel — that exposure is independent of this site. We do not control or duplicate it. This site exists to bring lot-side leads (people already looking at this property) into the same package.
Typical window from first pre-qual call to closing: 60–180 days. The range is wide because the realistic variables are wide. Here is the sequence and the things that can stretch it.
Send your name and how to reach you. We'll get back to you within 24 hours to talk through the package, the home options, and what the next step is. The actual pre-approval happens in Palm Harbor's lender system, not here — what we do here is make sure the package is the right fit before you spend your evening uploading tax returns.
Submitting this form does not obligate you to buy, finance, or contact anyone. We don't share your information. Replies usually come back within 24 hours. The actual lender pre-approval is a separate step in Palm Harbor's lender system.