About the The Birch 16x76
The Birch is our largest single-wide single-family home — 1,153 square feet, 3 bedrooms, 2 full bathrooms, HUD-code envelope ready for foundation installation. It's the home most buyers pick when they're moving a real family into manufactured housing, not just one or two people downsizing.
The great room is the standout. Cream-painted ceiling with dramatic stained-wood beam accents running across — a feature you wouldn't expect to see standard on a HUD-code home but one that fundamentally changes the room's character. Modern bronze-finish ceiling fan with dark blades. Whitewashed wood-look LVP floors throughout.
The featured wall in the living area is horizontal cedar-plank stained dark — the kind of accent wall most owners spend thousands installing as an aftermarket job. Floating shelves below the TV mount, lower cabinets in the same finish, and the cedar-plank cladding extends behind a small built-in console. It's the strongest visual moment in any home we build.
Kitchen is at the back of the great room — open to the living area but visually anchored by pendant lights over a stone-top island. White shaker cabinets above and below, gray-veined quartz counters, full appliance package, and enough working countertop for a real cook to feel at home. Three bedrooms branch off a private hallway, with the primary suite featuring its own full bath.
Floors and finishes step up: whitewashed wood-look LVP throughout, recessed LED, crown molding details, plantation shutters on door windows. Standard central HVAC with HUD-certified ductwork. Spray-foam and rolled insulation to R-30+ in the roof and R-21 in the walls — exceeds typical manufactured-home thermal performance.
Exterior is composite lap siding with raised-panel skirting, standing-seam metal roof, gabled front porch with painted columns and white aluminum railings.
HUD-code certified. Starting at $77,899 — within $2,000 of the smaller Retreat thanks to the manufacturing economy of the larger floor plan. 5% deposit. Financing from 5.57% APR, no minimum credit score, terms up to 25 years on chattel. Factory build 10–14 weeks. Free delivery and set within 1,000 miles of Smithville.
If you need a real 3-bedroom family home in the tiny/manufactured price range, the Birch is the floor plan.
STANDARD INCLUSIONS & FINISHES:
• Heat-pump HVAC, R-30 roof + R-21 walls, low-E windows, ENERGY STAR appliances.
• Certified electrical, plumbing, HVAC. Meets or exceeds HUD code and local requirements.
Standard Architectural Inclusions
Full appliance suite, solid shaker cabinetry, continuous counters, and open dining sightlines.
Private primary suite with generous closet storage, full vanity, and moisture-sealed fixtures.
High-efficiency heat pump HVAC, Low-E dual-pane vinyl windows, and Energy Star insulation pack.
Cambered steel I-beam frame, heavy-gauge flooring deck, and engineered roof trusses.
The Birch 16x76
$77,899
or from $455/moIncludes standard regional delivery & installation
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Room Dimensions & Layout Schedule
| Room / Area | Dimensions (L × W) | Area (Sq Ft) | Features & Inclusions |
|---|---|---|---|
| Living Room | Spacious Open Plan | 253.7 sq ft | Open great room with picture windows and natural light |
| Kitchen & Dining | Full Suite | 196.0 sq ft | Designer kitchen with full appliance suite, prep counters & dining area |
| Primary Bedroom | Master Retreat | 207.5 sq ft | King-size master suite with generous wardrobe storage |
| Ensuite Bathroom | Full Bath | 65.0 sq ft | Private full bath with walk-in shower and vanity storage |
| Bedroom 2 | Guest Room | 149.9 sq ft | Comfortable secondary bedroom with reach-in closet |
| Bedroom 3 | Guest / Office | 138.4 sq ft | Versatile bedroom or home study with bright windows |
| Guest Bathroom | Full Bath | 45.0 sq ft | Second full bathroom with fiberglass tub/shower combo |
| Utility / Laundry | Utility Space | 25.0 sq ft | Pre-plumbed washer/dryer hookups and water heater |
| Hallways & Storage | Circulation | 405.8 sq ft | Central halls, linen closets, and storage |
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Exterior Elevations & Customization Options
Every home is custom manufactured to order. If you prefer a clean, contemporary appearance rather than a rustic cabin or traditional look, we offer multiple exterior and interior finish packages:
Clean Architectural Look
Smooth horizontal lap siding in slate grey, arctic white, or charcoal; low-profile black window frames; modern full-lite front door with frosted vertical glass inserts; optional black standing-seam metal accents.
Suburban Neighborhood Style
Horizontal vinyl siding with decorative board-and-batten gables; white window surrounds; classic louvered shutters; 6-panel fiberglass front door with transom window.
Timber & Cabin Styling
Woodgrain textured siding in cedar tones; rough-sawn cedar porch posts with black metal bracket accents; dark earth-tone architectural shingles.
Interior Finish Packages & Floor Plan Customization
- • Builder Basic: Smooth drywall ready for custom painting, durable vinyl flooring, flat-panel shaker cabinets, roll-edge laminate counters. Perfect for homeowners seeking lower cost or planning DIY cosmetic upgrades.
- • Signature Luxury: Solid quartz/granite countertops, undermount farmhouse apron sink, soft-close dovetailed cabinets, Luxury Vinyl Plank (LVP) throughout, ceramic subway tile backsplashes, and tiled walk-in master shower.
- • Custom Floor Plans: Interior non-load-bearing walls can be adjusted prior to fabrication (e.g. combining bedrooms into larger suites, shifting exterior doors, or adding sliding glass patio doors).
Engineering & Climate Specifications
| Home type | Single Wide (single-section) manufactured home |
|---|---|
| Model year | 2026 |
| Nominal transport dimensions | 16 ft × 76 ft (measured over the eaves, including the hitch) |
| Box & Finished Width | 15\' 2" box width | 16\' 0" over eaves |
| Transported as | 1 section of approximately 16 ft × 76 ft |
| Floor area | 1,153 sq ft nominal (1083 sq ft finished interior) |
| Bedrooms / bathrooms | 3 bedrooms, 2 bathrooms |
| Roof Snow Load Options | Standard 20 PSF | Engineered 30 PSF (Middle Snow) & 40 PSF (Heavy Snow for Utah, Montana, Wyoming, Colorado) |
| Thermal / Insulation Zone | Zone 1/2 Standard | Thermal Zone 3 Northern Package (2x6 Walls, R-21 wall, R-38 ceiling, R-22 floor, Argon Low-E windows) |
| Construction standard | Federal HUD Code — Manufactured Home Construction and Safety Standards, 24 CFR Part 3280 |
| Foundation Compatibility | Both Pier-and-Anchor & Permanent Foundations (Crawlspace Stem Wall / Basement for FHA/VA 30-Year Real Property Financing) |
| Certification documents | 1 exterior HUD certification label, plus the interior data plate listing wind zone, roof load zone and thermal zone |
Transport & Siting Notes for This Plan
This home travels as a single section approximately 16 feet wide. The standard legal load width on US highways is 8 feet 6 inches, so the move requires an oversize permit from every state on the route. At this width most states also require pilot or escort vehicles and restrict movement to daylight hours.
At 76 feet long, turning radius matters at every corner between the highway and your pad, and the pad itself needs to be level and compacted across the full 16-foot width with working room at the perimeter. Read more about route surveys, permits and site access for delivery.
As a single-section home there is no mating line and no utility crossover to complete on site, which makes set-up simpler than for a multi-section home. Piers are placed on footings beneath the steel chassis beams, with ground anchors and tie-down straps sized to the wind zone on the data plate.
Footings must bear on undisturbed soil at or below the local frost depth, and the finished grade should fall away from the home so surface water does not collect beneath it. See what site preparation and installation involve, or check the FAQ on zoning, permits and financing before committing to a plan.
Interested in the The Birch 16x76?
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