How much does a mobile home cost?
How much does a mobile home cost?
$60,000 – $90,000 cost for a single-wide mobile home
$120,000 – $160,000 cost for a double-wide mobile home
$200,000 – $250,000+ cost for a triple-wide mobile home
Mobile home cost
A mobile home costs $120,000 to $160,000 for a double-wide, including delivery. Mobile home prices depend on the size, features, customizations, and add-ons. The hidden costs of buying a mobile home include renting or purchasing land, pouring a foundation, and getting utility services.
The cost to move a mobile home ranges from $2,000 to $14,000 for transport and assembly on the site.
| Home type | Average width | Average square footage | Average delivered cost* |
|---|---|---|---|
| Single-wide | 14 – 18 feet | 500 – 1,500 | $60,000 – $90,000 |
| Double-wide | 20 – 36 feet | 1,500 – 2,500 | $120,000 – $160,000 |
| Triple-wide | 28 – 54 feet | 2,000 – 3,600 | $200,000 – $250,000+ |
*Prices do not include the land, foundation, or installing utilities.
Mobile home vs. manufactured home
Any home built after June of 1976 that has a chassis and is constructed off-site in a factory and moved to a living location is called a "manufactured home". If the home was built before July of 1976, it is called a "mobile home". However, many people still use these terms interchangeably.
Single-wide
A single-wide trailer is the cheapest manufactured home and costs $60,000 to $90,000. The delivery and setup are cheaper and faster since the complete home ships on one truck. A single-wide is 80 feet in length with 1 or 2 bedrooms. Single-wides are good for smaller families and smaller lots.
Double-wide
A double-wide manufactured home costs $120,000 to $160,000, including transport and assembly. The two trailer sections are built in a factory on a permanent chassis and then shipped and joined together on-site. Double-wides are popular for families needing a larger home but unwilling to spend more for a traditional home.
Triple-wide
A triple- or multi-wide home costs $200,000 to $250,000 and has three separate sections joined together to create a large, spacious home. Triple-wides are less popular than double-wides because each section is hauled separately, incurring high transport fees that make the homes as expensive as a traditionally built home.
Manufactured home cost factors
The main cost factor for a manufactured home is the size—whether it is a single-, double-, or triple-wide home. Other cost factors include the customizations, transport fees, site prep, permits, and additional impact fees and tax assessments.
| Factor | Average cost* |
|---|---|
| Double-wide unit | $116,000 – $150,000 |
| Full-service delivery | $4,000 – $10,000 |
| Site prep (including pouring a foundation) | $7,000 – $47,000 |
| Installing a well and septic system | $6,000 – $20,000 |
| Running electricity | $2,500 – $12,500 |
| Permits, impact fees, and tax assessments | $7,500 – $28,500 |
| Total average installed cost | $143,000 – $268,000 |
*Costs do not include purchasing property.
Transport and setup costs
Full-service delivery and assembly for a manufactured home costs $2,000 to $14,000, depending on the trailer type and size. Costs include transport, securing the sections, and connecting water, plumbing, and utilities. A transport-only move costs $1,000 to $5,000 if you do the assembly and setup yourself.
| Home type | Average full-service move costs |
Average transport-only move costs |
|---|---|---|
| Single-wide | $2,000 – $5,000 | $1,000 – $1,500 |
| Double-wide | $4,000 – $10,000 | $2,000 – $3,000 |
| Triple- or multi-wide | $10,000 – $14,000 | $3,000 – $5,000 |
Many home dealers include delivery from the factory to a home site within 100 miles, while others charge by the mile.
Mileage rates range from $4.00 to $5.50 per mile for each towing vehicle, plus $1.50 to $2.00 per mile for the pilot vehicles needed for the oversized loads.
Double-wide and triple-wide units use multiple trucks and escort vehicles, resulting in higher transport costs.
Customizations
Manufactured homes are pre-built in a factory, using the same general floorplans and construction methods for fast and cost-effective construction. Customized floor plans, designs, and finishes add $10 to $150 per square foot to the home price, and may include the following:
Interior upgrades – Adding better flooring, cabinets, countertops, appliances, or a fireplace
Exterior upgrades – Adding new siding, roofing, windows, doors, or a driveway
Energy upgrades – Adding insulation, energy-efficient appliances, or installing solar panels
Accessibility upgrades – Adding a ramp, widened doorways, and grab bars
Add-ons
In addition to the customizations, there are add-ons such as a heating and cooling system, garage, basement, or driveway that greatly increase the final home price.
| Add-on | Average cost |
|---|---|
| Garage addition cost | $20,000 – $28,000 |
| Deck installation cost | $4,000 – $10,000 |
| Basement foundation | $25,000 – $80,000 |
| Basement finishing cost | $22,000 – $46,000 |
| Driveway construction cost | $1,700 – $7,000 |
| Fence installation cost | $4,000 – $12,000 |
| Upgraded landscaping cost | $3,000 – $16,000 |
| Mobile home HVAC system cost | $4,000 – $9,000 |
| Mobile home furnace cost | $1,200 – $3,700 |
Site prep costs
In addition to the cost of the land itself, the average cost to prepare the property for a manufactured home is $4,000 to $11,000, depending on the land clearing, excavation, and grading required. Once the land is clear and level, pouring a permanent foundation costs $3,000 to $36,000.
Bringing utilities to vacant land costs $9,000 to $34,500 depending on the utilities needed. Rural properties without city water or sewer require a new well, septic system, and utility pole.
| Factor | Average cost |
|---|---|
| Land survey cost | $350 – $1,000 |
| Land clearing cost | $1,400 – $4,000 |
| Excavation cost | $1,600 – $4,400+ |
| Land grading cost | $600 – $2,000 |
| Manufactured home foundation | $3,000 – $36,000 |
| Running electricity to the home | $2,500 – $12,500 |
| Installing water well and septic system | $6,000 – $20,000 |
| Connecting to city water | $1,000 – $6,000 |
| Connecting to city sewer | $1,600 – $11,000 |
Cost to rent in a community
Rather than buying property, some families prefer to rent space in a manufactured home community for $300 to $1,000 per month, depending on the lot size, location, and amenities. Plot rental is usually more affordable than purchasing property and provides amenities such as playgrounds, swimming pools, and laundry facilities.
Most landlords lease manufactured home lots for 6-, 12-, or 24-month periods, with cheaper rates for longer leases.
Other cost factors
Other hidden costs associated with buying a manufactured home include:
New vs. used homes – Used mobile homes cost $10,000 to $100,000, depending on the age and size. Since manufactured homes depreciate over time, a used home is much cheaper than a new one.
Permits – Building permits cost $500 to $2,000 for a manufactured home.
Insurance – Manufactured home insurance costs $500 to $1,500 per year, on average, depending on the location and age of the home.
Impact fees – A mobile home impact fee of $1,500 to $10,000 is assessed on new development of vacant land to pay for the public infrastructure like schools and roads required to accommodate the new development.
Taxes – Property taxes can cost $5,000 to $15,000 if you own the home site. Taxes are based on the value of the land and vary by municipality.
Pros and cons of buying a manufactured home
Buying a manufactured home is far more affordable than building a traditional home costing $155,000 to $416,000. Building a manufactured home is also much faster, taking 2 to 4 months from placing an order to moving in, compared to 10 months to 1 year to construct a new traditional home.
Once you've decided a manufactured home is your best choice, compare the pros and cons for both single and double-wide homes to determine which is best for your family and budget.
| Comparison | Single-wide | Double-wide |
|---|---|---|
| Pros |
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| Cons |
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Manufactured home vs. modular home
Manufactured homes are also different from modular homes, though the terms are often used interchangeably. A modular home costs $120,000 to $270,000 to build. The setup process is more complex for a modular home, with sections arriving and pieced together on-site. Once the modules are in place, they are not moved.
Modular homes must comply with state and local building codes where the home is assembled, not where the components are built.
Modular homes undergo inspections just like a site-built home, ensuring they are just as safe and sturdy as any site-built structure.
Financing a manufactured home
Financing a manufactured home is different from financing a regular home. Manufactured homes are considered personal property rather than real estate and may not qualify for the same financing options as traditional homes. There are a few different types of financing available, including:
FHA loans – Federal Housing Administration (FHA) loans can be used to purchase both the home and the property where it is placed. These loans often offer lower down payments and more flexible credit score requirements.
USDA loans – United States Department of Agriculture (USDA) loans are available to borrowers in rural areas. USDA loans have no down payment requirement and offer below-market interest rates. However, other eligibility requirements may apply, such as a maximum income limit.
VA loans – Department of Veterans Affairs (VA) loans are for eligible veterans and their surviving spouses. VA loans require no down payment and have no mortgage insurance premiums. However, they do have other eligibility conditions such as a minimum service requirement.
Chattel loans – Chattel loans are secured by the manufactured home itself. They typically have shorter loan terms and higher interest rates than traditional mortgages. Chattel loans are commonly used by borrowers who have poor credit or do not meet the eligibility requirements for other types of loans.
Manufactured home FAQs
Are mobile homes a good investment, and will they appreciate in value?
A manufactured home is often considered personal property, not real estate, and actually depreciates in value over time. However, the value in real estate is really in the land itself, so if you purchase the land for your home to sit on, the property is likely to increase in value.
A permanent foundation is required for a manufactured home to be considered real estate.
How long do mobile homes last?
Mobile homes last 30 to 55 years on average. New mobile homes are designed according to strict manufacturing regulations and last longer than mobile homes previously did.
How much does it cost to relevel a manufactured home?
Releveling a manufactured home costs from $500 to $1,000, depending on the home size, the location, and the severity of the unevenness. Signs your home needs to be releveled include:
Windows and doors that won't properly shut
Sloping floors and uneven furniture
Water damage
Cracks in the foundation or walls
How much does skirting cost for a manufactured home?
Skirting a manufactured home costs $900 to $3,000 to cover the space from the bottom of the trailer to the ground. The skirting protects the home from pets and moisture. Vinyl is the cheapest material, while metal is more durable and costly. Wood is the most expensive but looks the best.
Can you remodel a manufactured home?
Many people will remodel their mobile home during its 30- to 55-year lifespan to keep it maintained and updated. Some of the most common upgrades include new flooring, countertops, cabinets, appliances, and additions like a garage, deck, or sunroom.
Tips for buying a manufactured home
Buying a manufactured home is faster and cheaper than building a traditional home but is still the most expensive purchase many people will ever make. Find the right manufactured home contractor near you by following these suggestions:
Do your research – Learn about the different mobile home manufacturers in your area. This includes reading reviews, comparing prices, and understanding the different features and options available.
Get multiple estimates– Visit multiple manufacturers and get several estimates before deciding on a brand and floor plan. Also, check with other sellers in the area since prices can vary even within the same brand of homes.
Check what the price includes – Follow up with the seller to confirm exactly what the price includes. Costs for delivery, setup, upgrades, and features all impact the bottom line.
Ask about financing – Many manufacturers offer in-house financing for customers who are unable to get a loan through other institutions.
Be prepared to negotiate – Once you've settled on a manufacturer and model, try to negotiate a better price with the seller. Often there are deals to be made, especially for model units that need to be cleared out to make space for newer models.
Get everything in writing – Before signing anything, review the complete contract including the financing terms, warranty, costs for delivery and setup, and local impact fee assessments.
Questions to ask a mobile home manufacturer
Here are some questions to ask a manufactured home builder:
What are the different models and floor plans available in my budget?
What materials are used in the construction of the manufactured home?
What is the manufactured home's warranty?
What financing options are available?
What is your delivery process like?
Are your delivery and assembly fees included in the estimate?
What are the maintenance requirements for the home?
Do you offer any customization options?
What are the energy efficiency ratings of the home?
What types of foundations can be used for mobile homes?
What are the zoning requirements for mobile homes in my area?
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