Tustin is home to the only office of Santiago Financial, Inc., at 161 Fashion Lane, Suite 206. If you are buying or refinancing a manufactured home in Tustin, the office handling your loan is in the same city as the home. The loan itself works the way it does anywhere in California: the first question is whether the home sits on leased land in a community or on land you own.
In a land-lease community you own the home and rent the space, so the home is financed by itself with a home-only or chattel loan, and space rent is paid on top of the loan payment. A home permanently attached to land you own can often be financed together with the land. Our California manufactured home loans page explains both setups. This page covers the office, the Orange County agencies behind a file, and what to check for a Tustin address. All financing is subject to credit approval.
What the Tustin office does and when a visit helps
Manufactured and mobile homes are the only thing we finance: purchases, refinances, and land-and-home loans, in communities and on owned land. The company was founded in 1975 and began by serving Orange County and Los Angeles County, so this county is where it started.
You do not need to come in. You can apply online, with a printable form, or by phone with a specialist, and several members of the team assist clients in Spanish. If you would rather sit down with someone, visits are by appointment during business hours, Monday–Friday, 8:00 AM – 5:30 PM PT. Call (714) 731-8080 first so your file is ready.
Whichever way you start, the stages are the same. How the loan process works lays them out, including the parts that depend on other people: the community’s resident application, the appraisal, and the title work.
Who holds which record for an Orange County home
Several agencies touch a single manufactured home, and knowing which is which helps when a seller hands you a folder of paperwork. This is general information, not legal or tax advice; confirm current procedures with each agency.
Orange County manufactured home records at a glance
| Record | Where it is kept | When it comes up |
|---|---|---|
| Title and registration | HCD, the state housing department, not the DMV | Any sale or refinance of a home that is personal property |
| Annual tax or fee | The Orange County Assessor for homes on the local roll; HCD for homes that pay a license fee | Budgeting, and deciding which tax documents a transfer needs |
| Tax clearance certificate | The Orange County Treasurer-Tax Collector | Generally before the title of a locally taxed home transfers |
| Recorded documents | The Orange County Clerk-Recorder: main office in Santa Ana, branches in Anaheim and Laguna Hills | A home on owned land, or one installed on a foundation system |
Which tax system a home is under depends on its history. The Assessor’s page says a manufactured home first sold new on or after July 1, 1980, or one on a permanent foundation, is assessed on the local property tax roll. An older home pays an annual license fee to HCD instead, unless an owner converted it to local taxation; a conversion cannot be reversed. Ask the seller which applies and for the latest bill or registration renewal.
The Clerk-Recorder matters most when land is involved. In California, HCD Form 433A is used to report the installation of a manufactured home on a foundation system and is recorded with the county when applicable. It is an important property record, but it does not by itself guarantee financing. Two short guides go further: California HCD title basics and what a 433A means for financing.
What to check for a Tustin address
A few things are specific to where in Tustin the home sits. Each one can be looked up before you make an offer.
Local checks before you make an offer in Tustin
| Local factor | What to find out | Where to look |
|---|---|---|
| City or county | Whether the address is inside the City of Tustin or in unincorporated North Tustin, which OC LAFCO lists as county territory. For a home on its own lot, that generally decides whose offices handle local permits. | OC LAFCO’s list of unincorporated areas |
| Fire hazard zone | Whether the address is in a mapped zone. The city says parts of Tustin fall in Moderate, High and Very High zones on CAL FIRE’s map. | City of Tustin fire hazard page |
| Flood | The city’s 2019 hazard mitigation plan says FEMA’s maps place Tustin in Flood Zone X, outside the mapped high-risk areas, and its storm page warns that low-lying neighborhoods and streets can still flood in strong storms. Check the exact address. | City of Tustin hazard mitigation plan, its storm and flood page and the FEMA Flood Map Service Center |
| Earthquake | Whether the policy you are quoted covers earthquake damage, which is usually a separate policy, and whether the home has a bracing system. | California Earthquake Authority |
These checks reach the loan through insurance. A lender compares your monthly housing cost (payment, taxes, insurance, and any space rent) with your income, so get a manufactured home insurance quote for the exact address before you commit rather than after.
Other Orange County cities
Each nearby city has its own wrinkle. Santa Ana has a city rent ordinance that covers mobilehome spaces. In Anaheim, the fire and flood checks depend on which side of the city the home is on, and the council tabled a proposed mobilehome rent ordinance in 2019. Westminster has four pockets of county territory inside it and no city rent control, and Huntington Beach adds coastal flood zones and salt air. Homes elsewhere in the county are financed the same way; your city does not need its own page.