Marion Michigan Mortgage Lender.
Affordable, rural, and a lot friendlier to first-time buyers than people expect. In Marion the conversation usually starts with USDA zero down, manufactured homes on owned land, or a house that needs some work. We do those loans every week out of our Manton office, and we answer the phone on Saturdays.
Kirby and Angie are Union Home Mortgage loan officers based in Manton who serve Marion and the rest of Osceola County. For Marion buyers they typically handle USDA zero-down loans on eligible rural addresses, FHA loans with flexible credit, manufactured homes on owned land, and repair or renovation financing, with no origination fee on standard transactions.
A village where a first home is still within reach.
Marion is a village of about 800 people in Osceola County, southeast of Cadillac, settled in the 1880s and still built around its main street, its library, and the old Marion Dam. Prices here run well below the lake towns to the north, which is exactly why first-time buyers and families stretching a budget end up here.
The catch is that the homes are often older, rural, or manufactured, and that is where the wrong lender loses deals. The right one knows which program fits the property before you make an offer.
USDA zero down is usually the first conversation
Many addresses in and around Marion 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
Manufactured homes are a big part of the market around Marion. 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.
Credit that is not perfect yet
FHA loans are more forgiving on credit history than conventional, with 3.5% down. If you are not quite ready, we will tell you exactly what to fix and roughly how long it should take, instead of a vague no. That honesty is the whole job.
Homes that need some work
Older homes around Marion often need a roof, a furnace, or a few repairs before they pass an appraisal. Depending on the program and the property, repair escrows or renovation loans may let you finance some of that into the mortgage. See our FHA repair escrow page and bring us the listing early.
Down payment help
Marion prices make down payment assistance go a long way. Depending on your income, credit, and the home, options may include MSHDA assistance or Union Home Mortgage programs with low down payments and grant money. Sometimes USDA zero down beats all of them. We run them side by side so you can see real cash to close.
Wells, septic, and country roads
Rural homes usually mean a private well and septic system. Depending on the loan program, the lender may require a water test or other inspections. Not a dealbreaker, just something to plan for from day one.
What works for Marion 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 LoansDown Payment Assistance
Programs that may cover part of your down payment and closing costs.
Down Payment AssistanceVA
Zero down and no monthly mortgage insurance for eligible veterans and service members.
VA LoansFHA Repair Escrow
Finance certain repairs into the loan when the home needs work.
Repair EscrowMarion mortgage questions.
Yes. Kirby and Angie work out of a Union Home Mortgage office at 113 W Main St in Manton and serve Marion, McBain, Lake City, Cadillac, Reed City, and the rest of Osceola and Missaukee counties.
Many addresses in and around Marion 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.
Often, yes. FHA loans are more flexible on credit history and require 3.5% down, subject to underwriting. If you are not ready yet, we will tell you what to fix and roughly how long it should take.
Sometimes. Depending on the program and the property, repair escrows or renovation loans may let you finance certain repairs into the mortgage. Bring us the listing early so we can tell you what the appraisal is likely to flag.
Options may include MSHDA down payment assistance and Union Home Mortgage programs with low down payments and grant money, each with its own income, credit, and purchase price rules. USDA zero down is often the bigger win here.
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 Marion?
Tell us about the house and your situation. We will tell you which loan actually fits, seven days a week.
