How Much Does a New Mobile Home Cost? - (2023)

How Much Does a New Mobile Home Cost? - (1)

Manufactured homes are seeing a bit of a resurgence in popularity. For one, young Americans areditching the McMansion for more minimalistic living.As of May 2021, in its industry overview, the Manufacturing Housing Institute reported that 22 million Americans lived in manufactured homes. In the most recent data (October 2021) from the Census Bureau’s Manufactured Housing Survey (MHS), the average sales price nationwide for a new manufactured home was $112,000. As of January 2022 (also the latest data available), 9,100 units were shipped. Currently, Texas has the most plants, at 24, followed by Alabama at 16, and Pennsylvania, at 11.

And in many communities, particularly those in the South and Midwest, a new manufactured home represents an importanthousingopportunity, being both more affordable and quicker to build than a standard, site-built home. Per market and consumer data provider Statista, as of December 2021, Texas was the U.S. state with the highest number of manufactured homes, 137,460. Florida and Louisiana followed, with 50,761 and 46,381 homes, respectively.

So how much does a new mobile home cost? What are the features that might make it either cheaper or more expensive? In this article, we’ll get into the benefits of manufactured homes, plus everything that you need to know to make a smart and cost-effective new manufactured home purchase.

Is there a difference between manufactured and mobile homes?

But first, you’ve probably heard both terms thrown around. Is a mobile home the same as a manufactured home? If you’re confused, you’re not alone. Most of us still use these two terms interchangeably when we refer to a housing unit on wheels. The difference is in when they were built.

It means that if the structure is built after 1976 and meets all federal rules for quality, durability, safety, and affordability, it is technically called a “manufactured home.” If it was built before 1976, it is technically called a “mobile home.” Today, many people still use the term “mobile home” when referring to a manufactured home.

(Video) How much does it cost to move a 16x80 mobile home?

What is included in the cost of a mobile home?

The cost breakdown for a manufactured home includes:

  • The type of home (single-wide, double-wide or triple-wide/multi-wide)
  • Customizations and add-ons
  • Cost of the land
  • Cost of rent in a community

Three types of manufactured homes

manufactured homes come in three sizes:

  • Single-wide

    Single-wide manufactured homes are the smallest of all the options and are typically the least expensive. They generally include one to two bedrooms and one to two bathrooms and are about 500 to 1,200 square feet. Single-wide manufactured homes measure 18 feet or less in width, 90 feet or less in length and up to 9 feet in height, which is abouthalf the sizeof today’s average site-built family homes. Single-wide fits within a highway lane, which means that less on-site work will be required.

  • Double-wide

    Double-wide manufactured homes are constructed and transported in two sections and then assembled on-site. Expect to find two to three bedrooms and two to three bathrooms, plus added layout features you won’t find in single-wide manufactured homes, such as separate dining rooms. The larger size allows for more customization when it comes to interior layout and the exterior. Double-wide homes run widely between 1,000 and 2,300 square feet. Sizes vary as well. They can be 8 to 16 feet wide, 42-60 feet long, and up to 9 feet in height. This is the interior only, outside features like covered parking and porch are not included.

  • Triple-wide/multi-wide

    A triple-wide manufactured home — sometimes referred to as a multi-wide — can range up to 4,500 square feet and 50 feet in length. The width varies depending on the specific features of the structure. There is much more layout customization possible with a triple-wide manufactured home, and you’ll likely find at least three bedrooms and two bathrooms, though probably more.

    In terms of appearance, single-wide manufactured homes have the most trailer-like appearance, whereas double-wide and triple-wide manufactured homes have the appearance of standard site-built properties.

    (Video) How much does it cost to move a mobile home trailer?

Add-ons and customizations

Just like with the traditionally built new homes, manufactured homes can be customized, from cabinet finishes to plumbing fixtures to flooring. They can come with fully equipped kitchens, vaulted ceilings, walk-in closets and luxurious bathrooms. Just like site-built homes, they can be spiffed up outside too. Exterior sidings can include wood or stucco, roofs can be enhanced by gabled ends and shingles. Cosmetic customizations will cost less than adding exterior features like a porch or a garage. Adding square footage is also possible, like an extra room, but it might get expensive.

Cost of the land

The price of the manufactured home will also include the cost of the land it will be on, so if you plan to place the home on land you are buying or already own, factor in the price of the land, including property taxes. The total should also include preparing the site to host the home, like grade work to ensure proper drainage. The cost of grade work depends on several factors, including local requirements, whether the land is on a hill or a slope or flat land, the condition of the soil, and whether there are trees on the property.

Cost of rent in a community

If you don’t own land and don’t want to buy it, you can rent space in a mobile home park or manufactured home community. The costs vary greatly depending on the location in the country, which services and amenities are offered, and more. The landlord will collect rent in exchange for allowing you to stay on his or her land. Some communities offer amenities like pools and services like lawn care or trash pickup. Some might include utilities like water in the rent.

What else is factored into the price?

The cost for a new manufactured home can also vary widely depending on where and when you are looking to purchase. Manufactured homes in the West, for example, are more expensive than in the South and Midwest. Likewise, you’re likely going to spend less for a new manufactured home if you buy in late winter (January to March) than if you buy at another time of year.

As for the lot that the home sits on, the cost depends on buying it or renting it. Many manufactured home buyers rent their lots, which costs anywhere from $100 to $800 a month and may require additional fees, such as an HOA. Buying the land requires a larger fee upfront. An acre of land in New Jersey goes for $196,410 per acre while it’s $8,191 in Minnesota. Depending on the state that you’re in, it may be more cost-effective to buy the land than to rent it.

Nationwide average cost for a new manufactured home

Data courtesy of U.S. Census Bureau data.

(Video) How much does it cost to move a mobile home 10 miles?

  • Single wide:$51,371
  • Double wide:$107,500
  • Triple wide/multi wide: Up to $250,000

Benefits of buying a new manufactured home

It isn’t just their lower price tag that makes manufactured homes an intriguing investment for buyers. A new manufactured home has many other important qualities that may make someone want to consider a purchase:

  • The taxes are lower. Property taxes are not as high as on a site-built home. That’s because manufactured homes are classified as personal property, whereas site-built homes are real estate property — a higher taxed designation.
  • They’re safer than ever before.The introduction ofHUD codes on mobile homes in the late 1970s meant thatthere have been fewer mobile home firesthan there were previously and more protection from natural disasters. According to MHI, in hurricane zones, the standards for manufactured homes are even more stringent than regional and national building codes for site-built homes.
  • They’re quick to build.Built in factories, there’s an inherent efficiency to the way they’re designed and put together. They’re also not going to be delayed by bad weather.
  • They’re customizable. A new manufactured home offers buyers the chance to customize their living space without the high price tag normally associated withnew construction.

Financing your manufactured home

You won’t be able to get a traditional mortgage for a new manufactured home since, again, manufactured homes are not considered real estate. This leaves you with more limited options for financing, though you also have an advantage in that the loan you’ll need to take out is likely considerably less than it would be for a site-built home.

According to HUD, the most common method of financing a manufactured home is through a retail installment contract, available through your retailer. Some lending institutions that offer conventional, long-term real estate mortgages may require the homes to be placed on approved foundations. Manufactured homes could also be eligible for government-insured loans offered by the Federal Housing Administration (FHA), the Veterans Administration (VA), and the Rural Housing Services (RHS) under the U.S. Department of Agriculture.

FHA loans

Support may be available for your manufactured home purchase through the Federal Housing Administration. With an FHA loan, you still have to secure outside financing, but you’re considered less risky since the government promises to cover your debt if you can’t. It isn’t necessarily easy to get an FHA loan; however, there are certain requirements you will need to meet first, including owning the land that your manufactured home is going to sit on.

USDA loans

If your manufactured home will have a permanent foundation and you’re financing both the home and the land it will sit on, then you may qualify for the Rural Housing Services (RHS) loan under the U.S. Department of Agriculture, also referred to as the USDA loan. There are some other pretty strict regulations for eligibility. Read the fine print carefully before sending in your application.

VA loans

If you are a former member of the military, consider applying for aVA loan for your manufactured home, which operates much the same as an FHA loan but is specifically for veterans. With a VA loan, you can finance up to 95% of the purchase value for your manufactured home and the land it will be on.

(Video) Moving a mobile home

Chattel loans

Chattel loans are the most popular financing option for manufactured homes and are the easiest to get. However, they carry high-interest rates and aren’t ideal if you can avoid them. You’ll need to get a chattel loan for financing if you’re planning to rent the land under your home sits on.

A manufactured home can be an affordable housing investment with the right financing. Consider all of the inherent costs when deciding, including location, size, and whether you want to rent or purchase the land.

Considerations before you buy a mobile or manufactured home

  • Purchasing a mobile or manufactured home differs from buying a site-built home. The type of ownership is different too. A manufactured home is considered private property as opposed to the real estate classification of the traditionally built home. You will have a title, but not the deed.
  • You can’t get a traditional mortgage. You can get financing, however, as described above, like conventional loans and loans through several government agencies.
  • Value depreciation vs. increase in value. Real estate is likely to increase in value over time, but manufactured homes typically depreciate in value like a lot of private property (think a car). This is good news if you’re shopping for an inexpensive used manufactured home as you can get a good deal. And, if you already own one, as long as you maintain it well, it’s not likely to lose a lot of value. The smaller footprint can also mean less maintenance cost.
  • Home inspection is much simpler. While inspecting a traditionally built home can take several steps, dozens of hours, a lot of paperwork and the involvement of several inspectors, you can expect a much more simplified inspection. Typically, they’re inspected for any issues with the roof, the plumbing, the heat and the electricity.

What are the major current HUD safety standards?

The HUD Code regulates home design and construction, strength and durability, fire resistance and energy efficiency. HUD revised the building code in the early 1990s to improve and expand energy efficiency and ventilation standards, plus wind resistance in areas prone to hurricane-force winds. Manufactured homes are required by federal laws to have smoke detectors, escape windows and “limited combustible materials” around furnaces, water heaters and kitchen ranges.

Planning to move into a manufactured home?

Whether you need help moving into your manufactured home,our extensive network of reputable and reliable moverscan get the job done. All relocation companies in our network are licensed and insured.

If you need to move your manufactured home, we’ve got you covered as well. Plus, if you need to store your belongings, we can help with that, too. can connect you totrustworthy and affordable self-storagefacilities in your area.

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  • Change of Address Checklist: Who to Notify When You Move
  • The Ultimate New Home Checklist
  • 4 Laws You Need to Know Before Moving a Manufactured Home
  • 10 Important Things to Do When Moving into a New Home
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  • Why You Need to Clean Carpets After Moving to a New Home
(Video) How Much Does It Cost To Move A Mobile Home -


How much does it cost to move a mobile home near me? ›

Cost estimates to move a manufactured home

Just to use an estimate, the transport-only move will cost anywhere between $700 and $3,500. The full-service move will cost $3,000-$14,000.

What is the oldest you can move a mobile home? ›

What is the oldest manufactured home you can move? According to the HUD regulations, if your home was built before 1976 it doesn't meet the current safety standards and shouldn't be moved even a short distance.

How much does it cost to move a double-wide mobile home in texas? ›

The cost to move a double-wide home runs from $10,000 to $13,000 for a full-service setup including permit fees. A transport-only move can run from $2,000 to $5,000.

What does it cost to move? ›

How much does it cost to move? If hiring professional movers for a relocation, you can expect to pay at least $1,000. As mentioned above, the average cost of a local household move is $1,250, and the average cost of a long distance move is $4,890.

How do you prepare to move a mobile home? ›

Preparing The Mobile Home To Be Moved

Turn off all utilities, electricity, water, and gas. Make sure all lines have been disconnected, cable, television and telephone. Protect your pipes if moving in winter by applying a winter seal. Once done, you can turn off the heat.

Can a tractor pull a mobile home? ›

Unlike typical tractor-trailer rigs, mobile and manufactured homes are towed using a more-or-less traditional ball hitch, and the tractor is called a Toter, or Mobile Home Toter—a tractor unit specifically designed for the modular and manufactured housing industries.

Why do old people live in mobile homes? ›

They are affordable – Manufactured homes are a perfect solution for retiring seniors because they are pocket-friendly. Easier to maintain – Large houses make it difficult for older people to clean and maintain and come with high property taxes. Maintaining a smaller home is easy and more cost-effective.

Is it worth it to remodel an old mobile home? ›

Manufactured homes typically depreciate in value over time, while stick-built homes tend to appreciate. The older a mobile home is, the less likely that remodeling or adding upgrades makes financial sense.

Can you permanently live in a mobile home? ›

A park home is a type of mobile home that you live in all year round. You buy the park home but rent your pitch from a residential site owner.

How much does a mobile home frame weigh? ›

How much does a mobile home frame weight? Depending on the size of the home, a mobile home frame it should weigh between 3,000 to 10,000 pounds. The largest homes can go over 20,000.

How much does it cost to move a mobile home in California? ›

It usually costs between $2,000 and $5,000 to move a mobile home less than 100 miles, although it may cost as little as $1,000 in some circumstances. If you're moving a mobile home more than 100 miles, expect to pay $6 to $15 per mile or up to $15,000 in transport costs alone.

How much does it cost to move a mobile home in Pennsylvania? ›

Mobile home movers charge between $5,000 and $8,000 to move and set up a single-wide trailer. To move and set up a double-wide trailer, the cost is typically between $10,000 to $13,000, on average.

What is the most inexpensive way to move? ›

The cheapest way to move is usually to use one of the best moving container companies. It can save you thousands of dollars compared to full-service movers. Surprisingly, moving containers are even more affordable than rental trucks if you're moving coast-to-coast.

What costs the most to move? ›

The 10 Most Unexpected Costs of Moving
  • Stair Fees. ...
  • Storage Fees. ...
  • Hotels. ...
  • Parking Tickets. ...
  • Off Days. ...
  • DIY Disasters. ...
  • Tipping Your Movers. Don't forget to tip your mover! ...
  • Buying New Furniture. Even if you're not moving into a bigger space, you'll likely have to purchase some new furniture such as lights, tables, etc.
12 Jul 2022

How can I move as cheaply? ›

Here are 10 tips for how to move on a budget:
  1. Avoid peak moving season, if possible. ...
  2. Be flexible on your moving date. ...
  3. Avoid paying for boxes. ...
  4. Use your own packing material. ...
  5. Pay attention to your utilities. ...
  6. Create “keep, donate or throw away” piles. ...
  7. Sell what you don't need. ...
  8. Pack what you can ahead of time.
27 Jul 2020

How much does it cost to move a mobile home in Tennessee? ›

Mobile home movers charge between $5,000 and $8,000 to move and set up a single-wide trailer. To move and set up a double-wide trailer, the cost is typically between $10,000 to $13,000, on average.

How much does it cost to move a manufactured home in Michigan? ›

A professional mobile home transport company will charge $3,000 – $5,000 to move a single section manufactured home. A larger home, one that's two or more sections, may need to be moved in sections and could cost $10,000 or more.

How much does a mobile home frame weigh? ›

How much does a mobile home frame weight? Depending on the size of the home, a mobile home frame it should weigh between 3,000 to 10,000 pounds. The largest homes can go over 20,000.

How much does it cost to move a mobile home Canada? ›

One Response. The cost to move and set up a mobile home in Canada depends on some factors. Generally, setting up a mobile home is cheaper and easier than a residential home. You should expect to pay between $1,000 and $5,000 for moving the home within 100 miles.


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