Manufactured Homes Could Help Fairfax’s Affordability Problem—but What About the Land?

Cover image: AI-generated illustration in a fictional Fairfax-inspired setting. Not an actual property, listing or approved project.

Virginia has expanded where qualifying manufactured homes must be allowed under local zoning. For Fairfax buyers hoping for more affordable options, that is worth paying attention to. But it leaves a practical question: what does the whole project cost once you include the land?

My take is that this could be an amazing opportunity to bring more affordable housing to Fairfax. The challenge is that land here is already so expensive. Expanding the types of homes buyers can consider is a positive step, but we still need to look beyond the price of the home itself.

What Virginia changed

Virginia’s updated manufactured-housing statute extends eligibility beyond agricultural districts. In other zoning districts where site-built housing is allowed, localities must permit qualifying manufactured homes and cannot regulate them more restrictively than single-family site-built dwellings in the same district.

Those homes must be converted to real property, receive a certificate of occupancy within five years of the manufacture date on the home’s data plate, and occupy individual lots.

That does not mean every vacant lot is automatically ready for one. The law preserves restrictive-covenant obligations and local historic-protection authority. Uniform residential development standards also remain relevant. Buyers should establish whether their particular home and parcel qualify before committing to either.

Fairfax’s ordinance update is still pending

Fairfax County’s amendment page explains that the applicable state changes took effect July 1, 2026, regardless of whether the county has amended its own ordinance to reflect them.

As of September 20, the county’s conformance amendment remains proposed. Its published hearing schedule lists the Planning Commission on October 7 at 7:30 p.m. and the Board of Supervisors on October 27 at 4 p.m. Check the county page for updates before attending. These hearings concern the local amendment; they are not a vote on whether the already-effective state law exists.

The home’s price is only part of the budget

The affordability question I would ask is simple: what will it cost to get this particular home onto this particular lot and ready to occupy?

A useful project budget would account for:

• The land purchase and transaction costs.
• Site preparation, grading, foundation work and access.
• Delivery and installation.
• Water, sewer or approved alternatives, plus other utility connections.
• Permits, required reviews, financing costs and a contingency for unexpected work.

Those amounts need actual estimates. A lower advertised home price alone does not establish that the finished project will cost less than an existing home or another building option.

This is where my concern about Fairfax land prices comes in. The law creates additional possibilities, but it does not change the asking price of the parcel you want to buy. The opportunity has to make sense at the total-project level.

Considering this route in Fairfax? Call or text me at 571-437-7575. I can help you compare properties and organize the questions to take to county staff, your lender and installation professionals before you commit to a purchase.

Start with the parcel before choosing the home

For an interested buyer, I would start by identifying the property and asking the county which rules apply. Check recorded covenants, any historic designation, applicable development standards and utility feasibility. Confirm the proposed home can satisfy the statute’s eligibility conditions.

Then obtain site-specific estimates and discuss the complete plan with the lender and relevant installation professionals. Compare the resulting budget with actual alternatives available to you.

A separate change: parking requirements near transit

Another 2026 law, HB 888, limits the parking minimums localities can impose in qualifying transit-adjacent areas. Its general limits are half a space per dwelling for multifamily or mixed-use residential development and one space per dwelling for one-family, two-family and townhouse development.

These are limits on how much parking can be required, not a ban on providing more. The enacted law includes a specific exception involving locality-managed fixed-route bus stops in jurisdictions with more than 600,000 residents, so a parcel’s eligibility needs checking. Parking reform is a separate issue from manufactured-home eligibility; neither is a guarantee of a particular home price.

Frequently asked questions

Can I put a manufactured home on any Fairfax lot?

No blanket answer applies to every lot. The home and parcel need to satisfy applicable conditions, and the statute preserves restrictive covenants and historic protections.

Do I need to wait for Fairfax’s ordinance amendment?

Fairfax states that the applicable state changes operate regardless of whether its ordinance has been amended. Confirm the current application process with county staff for a specific project.

Does the law remove HOA restrictions?

The statute expressly preserves obligations imposed by restrictive covenants. Review the recorded documents affecting the property rather than assuming zoning changes eliminate them.

Will a manufactured home necessarily be cheaper overall?

That requires a complete project comparison. Land, site work, utilities, installation and financing all need to be included alongside the home’s price.

Where can I review the proposed Fairfax changes?

Use the county’s linked amendment page for the staff report, proposed changes and current hearing schedule.

My view

I welcome the possibility of more affordable housing choices. I also think we should be candid about the land-cost challenge. For buyers, the useful question is whether this creates a workable option on a specific property at a total price they can afford.

Let’s find a home that works for your budget

If you’re thinking about buying in Fairfax, I’d love to help you explore your options. Whether you’re considering an existing home or land for a manufactured home, we can compare properties around your budget, commute and priorities—and identify the project-specific questions that need answers.

Call or text me at 571-437-7575, or email info@colganteam.com. Tell me your target area, budget and timeline, and let’s talk about your next move.

Chris Colgan
Team Leader | Chris Colgan Team
Real Broker, LLC | Powered by PLACE
Serving Northern Virginia and the DMV
Call/text: 571-437-7575
Office: 571-621-7660
info@colganteam.com
8427 W Main St, Marshall, VA 20115
ColganTeam.com | ChrisColgan.com