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How Much Does a Mobile Home Cost?

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Key Takeaways
Single-Wide Mobile Home Costs:$60,000 – $90,000
Double-Wide Mobile Home Costs:$120,000 – $160,000
Triple-Wide Mobile Home Costs:$200,000 – $250,000+
Factors Affecting Costs:Site prep, transport, and customizations influence total costs
Pros and Cons:Both pros and cons should be considered when buying a mobile home
Financing Options:Available, but terms and conditions vary
Longevity and Investment Potential:Generally, mobile homes depreciate over time

Mobile homes offer an affordable and flexible housing option for many individuals and families. Understanding the costs involved in purchasing and maintaining a mobile home is crucial for making an informed decision.

Single-Wide Mobile Home Costs

Prices for single-wide mobile homes range from $60,000 to $90,000. These homes typically measure 14 to 18 feet in width and offer 500 to 1,500 square feet of living space. Single-wide homes are more affordable and easier to transport than larger mobile home types.

Double-Wide Mobile Home Costs

Double-wide mobile homes typically cost between $120,000 and $160,000. With widths ranging from 20 to 36 feet and 1,500 to 2,500 square feet of space, these homes offer more room and are ideal for larger families. They also provide more flexibility in floor plans and designs.

Triple-Wide Mobile Home Costs

Triple-wide mobile homes are the most spacious and expensive, with prices starting from $200,000 and exceeding $250,000. These homes have widths of 28 to 54 feet and offer between 2,000 to 3,600 square feet of living space. They are the best option for those seeking maximum space and customizability.

Mobile Home Cost

Here’s a detailed table of mobile home prices by size:

Home TypeAverage WidthAverage Square FootageAverage Delivered Cost*
Single-wide14 – 18 feet500 – 1,500$60,000 – $90,000
Double-wide20 – 36 feet1,500 – 2,500$120,000 – $160,000
Triple-wide28 – 54 feet2,000 – 3,600$200,000 – $250,000+

*Costs include delivery but exclude setup and additional fees.

Mobile Home Vs. Manufactured Home

While often used interchangeably, the term “manufactured home” refers to homes built after 1976 under the HUD code, whereas “mobile home” typically refers to homes built before this date. Manufactured homes are built to higher standards and offer better durability and energy efficiency.


Single-wide homes are a good option for singles, couples, or small families. They offer the benefits of affordability and mobility.


Double-wide homes provide more space and are suitable for larger families or those needing more room. They also tend to be more durable and hold their value better than single-wide homes.


Triple-wide homes offer the most space and customization options. They are ideal for those who want a luxury mobile home with ample room.

Manufactured Home Cost Factors

Several factors influence the total cost of owning a manufactured home, including delivery, site preparation, and additional features.

Manufactured Home Cost Calculator

Here’s an estimated cost breakdown:

FactorAverage Cost*
Double-wide unit$116,000 – $150,000
Full-service delivery$4,000 – $10,000
Site prep (including 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

Transport And Setup Costs

Transportation and setup can also impact the overall cost. Here’s a table of estimated transport and setup costs:

Home TypeAverage Full-Service Move CostsAverage 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


Customizing your mobile home can significantly impact the total cost. Custom features include special finishes, upgraded materials, and additional layout designs which can offer a personalized living experience.


Adding features such as garages, decks, and additional storage can enhance your home’s functionality. Here is a list of some common add-ons and their costs:

Add-OnAverage 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

Site preparation is crucial for the installation of your manufactured home. This includes land surveys, clearing, and foundation work. Below are the common site prep costs:

FactorAverage 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 & septic$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

Renting a lot in a mobile home community can incur additional monthly costs. These costs vary by location, amenities provided, and the community’s rules and regulations.

Other Cost Factors

Additional factors such as insurance, property taxes, and ongoing maintenance should be considered when calculating the total cost of owning a mobile home.

Pros And Cons Of Buying A Manufactured Home

Manufactured homes offer various advantages and disadvantages:


ProsMore affordableMore spacious
Easier and cheaper to transportMore floor plan options
Smaller footprint, less land neededMore durable
Easier to find a parking place in communitiesHolds value better


ConsLess space, not suitable for larger familiesMore expensive
Fewer floor plan optionsMore difficult to transport
Less durableLarger footprint requires more land
Depreciates fasterHarder to find rental sites

Manufactured Home Vs. Modular Home

While manufactured homes are built on a permanent chassis and meet the HUD code, modular homes are built in sections, transported, and assembled on-site, conforming to local codes.

Financing A Manufactured Home

Various financing options are available for buyers, including personal property loans (chattel loans), FHA loans, and conventional mortgages. Terms, interest rates, and qualification criteria may vary, so it’s essential to shop around and understand your options.

Manufactured Home FAQs

Are Mobile Homes A Good Investment And Will They Appreciate In Value?

Mobile homes generally depreciate over time unlike traditional stick-built homes. However, they can be a good affordable housing option and are best suited for those seeking low initial cost and flexibility.

How Long Do Mobile Homes Last?

With proper maintenance, mobile homes can last 30 to 55 years or longer. Modern construction standards have improved durability and longevity.

How Much Does It Cost To Relevel A Manufactured Home?

Releveling costs can range from $300 to $900, depending on the size of the home and complexity of the job. This process ensures that the home remains structurally sound.

How Much Does Skirting Cost For A Manufactured Home?

Skirting costs generally range from $400 to $2,500, depending on material choice and home size. Skirting helps insulate the home and protects it from pests.

Can You Remodel A Manufactured Home?

Yes, it’s possible to remodel a manufactured home. Common updates include kitchen and bathroom renovations, floor upgrades, and adding personal touches. Budget and feasibility depend on the home’s age and structure.

Tips For Buying A Manufactured Home

When considering a manufactured home, it’s essential to do thorough research. Below are some tips to guide your decision:

  • Understand Your Needs: Clearly define your space requirements, budget, and desired features.
  • Research Manufacturers: Look for reputable manufacturers with positive reviews and solid warranties.
  • Consider Location: Evaluate the cost and suitability of available lots in mobile home communities or private land.
  • Inspect the Home: Ensure proper inspection of the home for quality assurance.
  • Plan for Additional Costs: Include all associated costs such as transport, setup, and utilities in your budget.

Questions To Ask A Mobile Home Manufacturer

It is crucial to ask the right questions before making a purchase. Here are some key inquiries:

  • What is included in the base price of the home?
  • What are the warranties and guarantees provided?
  • How long does the construction and delivery process take?
  • What are the available customization options?
  • Are there any additional costs not included in the initial quote?
  • What kind of support and service do you offer post-purchase?

Understanding these elements will help you make a more informed decision and ensure a smoother purchasing process.

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