McBain Michigan Mortgage Lender.
Farm country with room to build. In McBain the questions are usually about land, acreage, pole barns, new construction, and whether the address qualifies for USDA. Those are the loans we do 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 McBain and the rest of Missaukee County. For McBain buyers they typically handle construction-to-permanent loans for land and new builds, USDA zero-down financing on eligible rural addresses, homes on acreage, and manufactured homes on owned land, with no origination fee on standard transactions.
Small town, big lots, and a lot of building.
McBain sits in southwestern Missaukee County, about 10 miles south of Lake City and 13 miles from Cadillac. It is one of the smallest cities in Michigan, surrounded by farmland, and families move here for the space and for the local schools, including McBain Rural Agricultural Schools and Northern Michigan Christian School.
That means the typical McBain mortgage is not a subdivision house. It is a home on a few acres, a parcel someone wants to build on, or a property with a pole barn and a well. Those loans work fine. They just need a lender who looks at the property early instead of finding problems at appraisal.
Buying land and building
If you want to buy a parcel outside McBain and build, a construction-to-permanent loan can cover the land, the build, and your long-term mortgage with one closing, so you are not paying for two sets of closing costs. FHA, VA, USDA, and conventional versions exist. Your builder needs to be approved before closing, so bring them into the conversation early. Builders can start on our builder partner page.
Acreage, pole barns, and outbuildings
Residential mortgage programs are built for homes, and a house on acreage with a pole barn is usually fine. Two things matter. First, the property needs to be mainly a residence, not a working farm that produces income, which generally needs agricultural financing instead. Second, appraisers often give outbuildings less value than buyers expect, so we talk through the numbers before you write an offer.
USDA zero down on rural addresses
Many rural addresses around McBain 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.
Farm, trades, and self-employed income
Plenty of McBain buyers run their own operation or work seasonal and trade jobs. Lenders typically want two years of tax returns for self-employed and farm income and use the figure after expenses. Seasonal work usually counts when there is about a two-year history of it. If your returns undersell what you actually make, bank statement loans may be an option.
Manufactured homes on owned 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.
Wells, septic, and private roads
Most homes around McBain run on a private well and septic system. Depending on the loan program, the lender may require a water test or other inspections, and private road access can matter too. None of that is a dealbreaker. It just goes better when it is on the list from day one.
What works for McBain buyers.
All loans are subject to credit approval and underwriting. Here is the short version, and where to read more.
Construction-to-Permanent
Land, build, and mortgage with one closing. FHA, VA, USDA, and conventional versions available.
Construction LoansUSDA 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 LoansBank Statement Loans
For business owners whose tax returns undersell their income.
Bank Statement LoansMcBain mortgage questions.
Yes. Kirby and Angie work out of a Union Home Mortgage office at 113 W Main St in Manton, a short drive north through Lake City. They work with buyers in McBain, Lake City, Falmouth, Marion, Cadillac, and the rest of Missaukee County.
Often, yes. A construction-to-permanent loan can cover the land purchase, the build, and your long-term mortgage with one closing. FHA, VA, USDA, and conventional versions exist. Your builder has to be approved, so bring them in early.
Usually. Residential loan programs are built for homes, so a house on acreage with a pole barn or outbuildings is typically fine. If the property is a working farm that produces income, it generally needs agricultural financing instead. We look at the listing early so there are no surprises at appraisal.
Many rural addresses around McBain 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.
Often, yes. Lenders typically want two years of tax returns for self-employed and farm income, and they use what the returns show after expenses. If your returns do not reflect what you actually earn, a bank statement loan may be an option.
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.
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 McBain?
Tell us about the parcel, the house, or the build. We will tell you which loan actually fits, seven days a week.
