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The True Cost of Manufactured Homes: An In-Depth Analysis

manufactured home cost

Introduction to the Article

Welcome to our comprehensive guide on manufactured homes cost. In this article, we’ll delve into the world of manufactured homes, shedding light on the myriad of factors influencing their cost, the challenges potential buyers might face, and a direct cost comparison with traditional homes.

How Much Does A Mobile Or Manufactured Home Cost?

Investigating the cost of a manufactured home is no simple task. Several aspects such as the home’s size, location, customizations, and the land where it’s situated can drastically affect the final price.

The Base Price

Typically, the cost of a single-wide manufactured home ranges from $45,000 to $90,000, while a double-wide manufactured home can cost between $90,000 and $130,000. These prices are, of course, estimates and are highly dependent on the design, manufacturer, and specific features.

Land Costs

Unless you’re planning on renting a lot, purchasing land to place your manufactured home is another cost to consider. The median cost of residential land in the U.S. was $3,160 per acre in 2020, but prices vary significantly based on location and the plot’s attributes.

Delivery and Installation Fees

Manufactured homes are constructed off-site and delivered to the homeowner’s land, resulting in additional costs. Depending on the distance and logistics, delivery fees can range from $1,000 to $5,000. Installation costs, which include setting up and connecting utilities, typically range between $1,500 and $4,000.

Additional Expenses

Like any other home, there are ancillary costs. These can include property taxes, home insurance, and maintenance costs, which, according to financial experts, should be factored into the home’s total cost.

Is it harder to buy a manufactured home?

The process of purchasing a manufactured home is a unique landscape. It might pose challenges different from those encountered when buying a traditional house.

Financing Challenges

Obtaining financing for a manufactured home can be more complicated. Many lenders are cautious about financing manufactured homes, mainly if they are not permanently affixed to the land. Therefore, securing a mortgage might be more difficult, though not impossible.

Depreciation Concerns

Unlike traditional homes that generally appreciate over time, manufactured homes often depreciate, making them a potentially less attractive investment. However, with proper maintenance and strategic location choices, homeowners can combat depreciation to an extent.

Zoning Regulations

It’s also essential to note the zoning laws in some areas may prohibit manufactured homes, making it harder to find a suitable place for your home.

How much does a manufactured home cost compared to a traditional home?

When comparing manufactured homes cost to traditional houses, the price difference is substantial.

According to data from the U.S. Census Bureau, the median cost of a new manufactured home in 2020 was around $90,000, while the median cost of a new single-family site-built home was approximately $296,300. That’s a staggering difference of over $200,000.

However, bear in mind that while manufactured homes offer an affordable housing solution, they come with different considerations regarding financing, appreciation, and zoning regulations.

What Influences Manufactured Home Prices?

Understanding the elements that dictate the price of manufactured homes can significantly aid potential buyers in making informed decisions. A myriad of factors come into play, each contributing a unique part to the final cost of a manufactured home.

Home Size

One of the significant factors influencing the cost of a manufactured home is its size. Generally, there are single-wide, double-wide, and triple-wide homes. As you can probably guess, the larger the size, the higher the cost. According to the Manufactured Housing Institute, a new single-wide home costs an average of $53,000, while a double-wide home costs around $110,000.

Add-Ons and Customizations

The cost of a manufactured home can drastically increase depending on the level of customization. Higher-end models with modern amenities like granite countertops, custom cabinetry, or energy-efficient upgrades are going to cost more. As with traditional homes, customization is a luxury and comes at a price.


A manufactured home needs a place to sit, and that means buying or renting land. The cost of land varies widely depending on the location, from affordable rural lots to premium plots in popular suburban areas. Renting a lot in a mobile home park is another option and can cost anywhere from $200 to $2,000 per month.


Depending on local regulations and personal preferences, you may decide to place your manufactured home on a permanent foundation. The type of foundation you choose—whether it’s a slab, pier and beam, or basement—will significantly influence the total cost. A permanent foundation can cost between $5,000 to $30,000, but it can increase the home’s value and make it easier to finance.

Delivery and Assembly

Delivery and assembly costs are another critical factor. After being manufactured in a factory, the home needs to be transported to the site and assembled. The cost for this service varies depending on the distance from the factory to the site and the complexity of assembly. It can range from a few thousand dollars to over $10,000 in some cases.

Utility Hookups

After assembly, the home needs to be connected to utilities such as water, sewer, electricity, and gas. These costs can range from $1,000 to $5,000.


Just like with any other property, manufactured homeowners need to pay property taxes. The tax rate will vary depending on the location and the value of the home and land.

Mobile Home Insurance

Insurance is another important factor to consider. Just like traditional homes, manufactured homes require insurance coverage. While prices can vary based on location, home size, and coverage level, the average cost of mobile home insurance in the U.S. is around $1,000 to $2,000 per year.

In conclusion, while the base price of a manufactured home may seem appealingly low, it’s essential to understand the full picture. The final price will be heavily influenced by a range of variables, from the size of the home and level of customization to the cost of land and additional fees like delivery, assembly, and hooking up utilities. A well-informed buyer is a well-equipped buyer.


Factors To Consider Before Buying A Manufactured Home

Before jumping headlong into the world of manufactured homes, it’s crucial to carefully evaluate some important factors. These considerations go beyond merely understanding manufactured homes cost and dive deeper into the essentials of owning such a property.

Research The Manufacturer

Investigate the reputation of the home manufacturer. Just as with any other product, some manufacturers are known for producing high-quality homes, while others might have less stellar reputations. Look at reviews, ask for references, and consider touring a factory to see the building process firsthand.


When it comes to real estate, location is everything. You’ll need to decide where you want to live—whether it’s in a mobile home park, on a private lot, or in a community that welcomes manufactured homes. Remember to check local zoning regulations as not all areas allow manufactured homes.

Understand Financing Options

Financing for manufactured homes can be complex. Familiarize yourself with the different options available and be prepared for the possibility that not all lenders offer loans for manufactured homes.

Resale Value

Manufactured homes tend to depreciate over time rather than appreciate like traditional homes. Consider this factor and how long you plan on living in the home. It’s also worth mentioning that homes on a permanent foundation and land owned by the homeowner have a better chance of appreciating.


Like traditional homes, manufactured homes require maintenance. Research what kind of maintenance is required, the costs involved, and whether you’re ready to take on these responsibilities.


As discussed earlier, insurance for a manufactured home is a must. However, not all insurance companies offer policies for manufactured homes. You’ll need to shop around to find a policy that fits your needs and budget.

Energy Efficiency

Manufactured homes have come a long way in terms of energy efficiency, but they can still lag behind traditional homes. Ask about the home’s insulation, windows, and appliances, and consider the potential costs of any necessary upgrades.


Last but not least, think about your lifestyle and if a manufactured home will meet your needs. Do you need a yard for pets or children? Is there a community feel in the mobile home park? Do the rules of the park or community align with your lifestyle?

In essence, while manufactured homes present an affordable housing solution, it’s crucial to consider these factors before making a purchase. The more information you gather and the more factors you consider, the better equipped you’ll be to make a decision that’s right for you.


As an experienced professional in the mortgage loan and property market, Help individuals and families achieve their homeownership dreams.  My mission is to simplify your real estate journey and secure the best possible outcomes in this ever-changing market.

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