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How Much Does a New Mobile Home Cost?

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

Manufactured homes are seeing a bit of a resurgence in popularity. For one, young Americans are ditching 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 mobile home represents an important housing opportunity, 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 mobile 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.

What is included in the cost of a mobile home?

The cost breakdown for a mobile home includes:

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

Three types of mobile homes

Mobile homes come in three sizes:

  • Single-wide mobile homes

    Single-wide mobile 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 mobile homes measure 18 feet or less in width, 90 feet or less in length and up to 9 feet in height, which is about half the size of 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 mobile homes

    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 mobile 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 mobile homes

    A triple-wide mobile 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 mobile home, and you’ll likely find at least three bedrooms and two bathrooms, though probably more.

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

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

As for the lot that a mobile 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 new mobile home cost

Data courtesy of U.S. Census Bureau data.

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

Benefits of buying a new mobile home

It isn’t just their lower price tag that makes mobile 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 on a mobile home as on a site-built home. That’s because mobile 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 of HUD codes on mobile homes in the late 1970s meant that there have been fewer mobile home fires than 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 mobile home offers buyers the chance to customize their living space without the high price tag normally associated with new construction.

Financing your mobile home

You won’t be able to get a traditional mortgage for a new mobile 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 for a mobile home 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 mobile 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 mobile home is going to sit on.

USDA loans

If your mobile 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 a VA loan for your mobile 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 mobile home and the land it will be on.

Chattel loans

Chattel loans are the most popular financing option for mobile 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 mobile home.

A mobile 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 mobile 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 mobile 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 for a mobile home. 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 movers can 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 to trustworthy and affordable self-storage facilities in your area.

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