Brunswick County is getting ready to talk about a type of home most buyers have never heard of. On Monday, November 9, 2026, the Brunswick County Planning Board will hold a public hearing on a text amendment that would add the Crossover Modern Home, usually shortened to “CrossMod,” to five of the county’s zoning districts. If you’re shopping for an attainable home in Leland, Shallotte, Supply, Bolivia, or the rural parts of the county, or you own land you’d like to build on, this is worth understanding before the vote.
What’s on the Agenda
According to the county’s Permits & Development notices, the Planning Board will consider a text amendment to Section 5.3.3.C of the county’s development ordinance to add Crossover Modern Homes in the RR (Rural Low Density Residential), R-7500, R-6000 (High Density Residential), NC, and C-LD zoning districts. The State Port Pilot’s October 28, 2026 hearing notice lists the meeting for 4 p.m. on November 9 in the Commissioners Chambers of the David R. Sandifer Building at the county government center in Bolivia.
This applies to unincorporated Brunswick County, which is governed by the county’s zoning. Towns such as Leland, Southport, Oak Island, and Shallotte have their own rules, so a CrossMod question inside town limits goes to that town’s planning staff.
What Is a CrossMod Home?
The county’s notice defines a Crossover Modern Home as a manufactured home that combines off-site construction meeting the federal HUD manufactured home standards with on-site construction under the NC Residential Building Code, for features like steeper pitched roofs, covered porches, attached garages or carports, and finished drywall interiors “typically associated with a site-built home.”
In plain terms, a CrossMod is still built in a factory to the HUD Code, like any manufactured home, but it’s designed and finished to look and live like a conventional house once it’s set on the lot. That’s different from a modular home, which is built in sections to the same state building code as a site-built house.
Features that usually set CrossMod apart
The national mortgage programs built around these homes spell out what qualifies. Fannie Mae’s MH Advantage and Freddie Mac’s CHOICEHome programs look for things like:
- A minimum 4/12 roof pitch (triple-section homes are exempt) with real eaves or gutters
- A covered porch of at least 72 square feet
- An attached garage or carport for new single-section homes, with some infill-lot exceptions
- A low-profile floor set and a permanent foundation, with the home titled as real estate
- Drywall throughout, upgraded cabinets and siding, and higher insulation and energy standards
Why This Is Coming Up Now
Housing costs are the backdrop. Brunswick County has seen years of rapid growth, and the conversation about where entry-level buyers fit keeps coming up at county meetings. Manufactured housing rules are in the news locally too: the StarNews reported on October 31, 2026 that a Wilmington-area investor is suing the county after being denied a zoning permit to place a 1982 single-wide near Leland, a case he says raises affordable housing questions.
The CrossMod amendment is a separate item, but it’s part of the same bigger question: what kinds of lower-cost homes the county wants to allow, and where.
What It Could Mean for Buyers
If the change moves forward, buyers could see a few practical effects in unincorporated Brunswick County:
- More attainable new homes on individual lots. Factory construction can lower building costs, which matters for buyers priced out of newer subdivisions.
- Conventional-style financing. Homes that carry an MH Advantage or CHOICEHome label can qualify for those programs. Fannie Mae’s matrix shows MH Advantage allowing up to 97% loan-to-value on a primary residence for eligible borrowers, compared with 95% for standard manufactured housing.
- Appraisals that look more like a house. Fannie Mae’s guidelines direct appraisers to use other MH Advantage or CHOICEHome sales when they’re available, and to bring in site-built comparables when they aren’t. In a county with few CrossMod sales so far, that’s worth discussing with your lender early.
One caution: HOA covenants and deed restrictions can still prohibit manufactured homes even where zoning allows them. Always read the restrictions on a lot before you buy it.
What It Could Mean for Landowners and Sellers
If you own a lot in one of the affected districts, a wider set of allowed home types can make the land useful to more buyers. If you live near vacant land, it’s fair to want to know what could be built next door, and the public hearing is the place to ask. Either way, Brunswick County is also heading into its 2027 revaluation, so it’s a good year to keep an eye on how new construction nearby shapes values.
Frequently Asked Questions
Is a CrossMod the same as a mobile home?
Not quite. Both are built to the federal HUD Code, but a CrossMod adds site-built-style features like a steeper roof, a porch, a garage or carport, and drywall, and it sits on a permanent foundation. Lenders and appraisers treat qualifying CrossMod homes differently from standard manufactured homes.
Has Brunswick County approved this yet?
No. As of November 2, 2026, the amendment is scheduled for a Planning Board public hearing on November 9. Check the county’s agendas portal for the outcome and any next steps.
Does this apply inside Leland or Shallotte town limits?
No. The amendment covers the county’s zoning districts in unincorporated areas. Each town sets its own rules.
Can I get a regular mortgage on a CrossMod?
Homes that meet MH Advantage or CHOICEHome standards can qualify for those Fannie Mae and Freddie Mac programs. A lender familiar with them can tell you what you’d qualify for.
Thinking About Buying or Building in Brunswick County?
Whether you’re weighing a CrossMod, a modular, or a traditional build, the right lot and the right questions make all the difference. Talk with Aspyre Collective about land, zoning, and new home options across Brunswick, New Hanover, and Pender counties.
