Questions, answered straight.
These are the questions buyers actually ask us. If yours isn’t here, call (864) 680-4030 or come by the lot at 405 Conway Black Rd, Spartanburg, SC 29307 — mon–sat 9 am–6 pm · closed sunday.
The basics
Where are you located?
Our lot is at 405 Conway Black Rd, Spartanburg, SC 29307.
What are your hours?
Monday through Saturday, 9 AM to 6 PM Eastern. Closed Sunday.
How do I reach you?
Call (864) 680-4030 or email Admin@UpstateHomeCenter.com. We usually answer within a business day.
What areas do you serve?
We deliver and set homes across the South Carolina Upstate — Spartanburg, Cherokee, Greenville, Union, Laurens, and Anderson counties — plus Rutherford, Polk, and Cleveland counties in western North Carolina.
What types of homes do you sell?
Single-wide, double-wide, and modular homes from every major manufacturer that ships into South Carolina, including Clayton, Cavco, and TruMH.
Do you help with financing?
Yes — we work with trusted lenders for both chattel (home-only) and land-home loans, and we'll point you to the one that fits your situation. See the financing page for a payment calculator.
Do you take trade-ins?
Yes. Tell us about your current home and we'll give you an honest number — no lowball surprises at signing.
How long have you been in business?
We're family-owned and have been selling manufactured homes since 2013. Our Spartanburg lot opened in 2026.
Financing
What kinds of loans cover a manufactured home?
Two main paths. A chattel loan finances the home by itself — faster to close, and the usual route when the home sits on family land or leased land. A land-home loan wraps the land, the home, and often the site work into one mortgage-style package. Which one fits depends on whether you own the dirt and how the home will be titled. We’ll point you to the lender partner that matches your situation.
Do I need perfect credit to get approved?
No. Our lender partners work across a wide range of credit profiles, and several specialize in manufactured-home lending specifically. Better credit means better terms, but a past ding doesn’t automatically end the conversation. The honest answer for your file takes one phone call, not a guess from a website.
How much do I need for a down payment?
It varies by loan type, lender, and credit — some programs run as low as a few percent down, others want more. A trade-in can cover part or all of it: we put a real number on your current home and apply it toward the new one. Land you already own can also work in your favor on a land-home package.
Can I roll delivery, setup, and site work into the loan?
Often, yes — land-home packages commonly include site prep, foundation, well or septic, and utility hookups in the financed amount. Chattel loans are narrower but can still include delivery and setup. Our quotes itemize those costs up front, so your lender sees exactly what’s being financed.
Does financing work differently for a modular home?
Usually to your advantage. Modular homes are built to the same residential code as site-built houses and sit on permanent foundations, so they generally qualify for conventional mortgages, including programs manufactured homes can’t use. If mortgage-style financing matters to you, tell us early — it may steer the home choice.
What paperwork should I have ready?
The usual: photo ID, recent pay stubs or income documentation, and details on the land — a deed if you own it, or the purchase contract if you’re buying. If you’re trading in, bring your current home’s title. With that in hand, most lenders can give you a real answer quickly.
Do you finance homes yourselves?
No — and that’s on purpose. We’re the dealer, not the bank. We work with outside lender partners and point you to the one whose program actually fits, not the one that pays us the most. The loan terms come from the lender, in writing, and we’ll walk through them with you before you sign anything.