Buckley Michigan Mortgage Lender.
Halfway between Traverse City and Cadillac on M-37, with room to breathe. Buckley buyers usually want acreage, a rural home, or land to build on, and many addresses qualify for USDA zero down. We do those loans every week from our Traverse City and Manton offices, and we answer the phone on Saturdays.
Kirby and Angie are Union Home Mortgage loan officers with offices in Traverse City and Manton who serve Buckley and northern Wexford County. For Buckley buyers they typically handle USDA zero-down loans on eligible rural addresses, manufactured homes on owned land, homes on acreage, and construction-to-permanent loans, with no origination fee on standard transactions.
Between two towns, with room to spread out.
Buckley is a village of about 775 people in Wexford County, on M-37 roughly 15 miles south of Traverse City, 20 miles northwest of Cadillac, and just north of Mesick. It started as a railroad stop and is still a crossroads town, which makes it practical for people who work in either Traverse City or Cadillac.
Homes here are mostly rural: acreage, wells, septic, and a fair number of manufactured homes. All of that is financeable with the right program.
USDA zero down on rural addresses
Many addresses around Buckley qualify for USDA Rural Development financing, which means no down payment for households under the income limits. Eligibility is set by address and the map changes, so we check every property. Starting December 1, 2026, Union Home Mortgage is also one of six lenders in USDA's Delegated Authority pilot, designed to remove a separate USDA review step before closing on eligible loans.
Manufactured homes on your own land
When the home sits on land you own, FHA, VA, USDA, and conventional financing may all be options, single-wide or double-wide, for purchase or refinance. The home needs to be built on or after June 15, 1976, and foundation and title status matter. We do not finance homes in parks or on leased land. More on our manufactured home loans page.
Acreage, pole barns, and hunting land
A house on acreage with a pole barn is usually fine for residential financing. The property needs to be mainly a residence rather than an income-producing farm, and appraisers often give outbuildings less value than buyers expect. Raw land without a house is a different loan, so tell us what you are buying.
Buying land and building
A construction-to-permanent loan can cover the land, the build, and your long-term mortgage with one closing. FHA, VA, USDA, and conventional versions exist. Your builder has to be approved before closing, so bring them in early.
Commuting either direction
Working in Traverse City or Cadillac and living in Buckley is common. Steady W-2 income makes FHA and conventional loans straightforward. Seasonal and trade income typically counts with about a two-year history of the same kind of work.
Wells, septic, and private roads
Most homes out here run on a private well and septic. Depending on the loan program, the lender may require a water test or other inspections, and private road access can matter. Plan for it from day one and it is not a problem.
What works for Buckley buyers.
All loans are subject to credit approval and underwriting. Here is the short version, and where to read more.
USDA Rural Development
No down payment for eligible rural addresses and households under the income limits.
USDA LoansManufactured Homes
Single-wide and double-wide on land you own, built on or after June 15, 1976.
Manufactured Home LoansVA
Zero down and no monthly mortgage insurance for eligible veterans and service members.
VA LoansBuckley mortgage questions.
Yes. Kirby and Angie are Union Home Mortgage loan officers with offices in Traverse City and Manton. They serve Buckley, Mesick, Kingsley, Traverse City, Cadillac, and the rest of Wexford County.
Many addresses around Buckley qualify for USDA Rural Development financing. Eligibility depends on the property address and your household income, so we check every address against the current USDA map before you count on it.
Typically yes, when the home sits on land you own. FHA, VA, USDA, and conventional options may be available for single-wide and double-wide homes built on or after June 15, 1976, depending on foundation and title. We do not finance homes in parks or on leased land.
Usually. A home on acreage with a pole barn or outbuildings is typically fine for residential financing, as long as the property is mainly a residence rather than an income-producing farm. We look at the listing early so there are no surprises at appraisal.
Often, yes. A construction-to-permanent loan can cover the land, the build, and the long-term mortgage with one closing. FHA, VA, USDA, and conventional versions exist, and the builder has to be approved.
Not on standard transactions. You still have normal third-party closing costs like appraisal, title, and recording, plus prepaids for taxes and insurance. We break those out on your Loan Estimate so you can see exactly what is what.
Buying around Buckley?
Tell us about the property and the plan. We will tell you which loan actually fits, seven days a week.
