Customizing your mobile home: Design ideas, tips, and budget-friendly options

The affordability of mobile homes — more accurately referred to as manufactured homes — appeals to many aspiring homeowners. If you've bought one, or are thinking of buying one, you're probably thinking about how to customize a mobile home to make it feel like it belongs to you. From adjusting the floor plan or a custom kitchen to choosing a color palette, there are plenty of ways to customize a manufactured home.

Is there a difference between a mobile home and a manufactured home?

There is a technical difference between the terms mobile home and manufactured home.

A mobile home was built before June 15, 1976. It is a home built on a chassis but not permanently affixed to the ground.

A manufactured home was built after that date and meets U.S. Department of Housing and Urban Development standards. It must have a certification label, commonly referred to as a HUD tag.

Manufactured homes must be at least 320 square feet in size and have a permanent chassis so they can be moved. They also can be permanently affixed to the land, making them real property.

Here are some of the different types of manufactured homes:

• Prefab homes. Prefab homes are built, piece-by-piece, in an off-site factory. They can be a fast and affordable way to join the sustainable housing movement.
• Kit homes. Kit homes are prefabricated homes that are delivered in parts by a manufacturer and assembled on your property.
• Tiny homes. Tiny homes have a floor area of 400 square feet or less. They can be built either on a movable or permanent foundation. While the cost of tiny homes can vary, they range from $30,000 to $70,000.
• Modular homes: These homes are built in modules or sections that can be transported and assembled on site. When comparing modular homes versus manufactured homes, both are prefab structures. The significant difference is that modular homes have the same local, state, and regional building codes as on-site homes. Manufactured homes, however, can be moved from one location to another and are regulated by HUD.

Can I get a custom-built manufactured home?

You can absolutely get a custom-built manufactured home.

The manufacturer will help you design and build a manufactured home. They often provide a choice of existing floor plans. You select the features you like the most from each, and put them together to create your new home.

When choosing a company to design your manufactured home, consider one that offers the opportunity to visit floor models in person. That way, you can decide whether to buy a standard single-wide or customize a double-wide with the home features you like the most.

You’ll want to note that, as with site-built homes, the rate of appreciation can vary based on the initial quality of the house, its location, and maintenance needs.

How much does it cost to design your own manufactured home?

Thanks to lower production costs, manufactured homes are an affordable option for aspiring homeowners who may be priced out of the market for traditional homes. The construction cost of a manufactured home is estimated to be just 35% of that of a comparable site-built home.

According to the Census Bureau, the average manufactured home costs $125,200, before customization. The type of design options you choose will determine the price. As for modular home prices, you’re looking at an average of $270,000.

On average, adding square footage—such as upgrading from a single-wide to a double-wide floor plan and modifying its foundation—costs significantly more than choosing cosmetic options, like higher-grade countertops.

Customizing the interior of your manufactured home

There are many aspects of a manufactured home you can customize.

Floor plan

Making changes to your floor plan – for instance, changing it from a single-wide to a double-wide plan – is the easiest way to customize a manufactured home. Tweaks to your floor plan also can improve your quality of life significantly.

Manufacturers typically have stock floor plans to choose from, or you may be able to alter an existing floor plan in one of the following ways:

• Moving rooms
• Adding room dividers
• Changing the primary bathroom layout
• Adding flex space, to be used for multiple purposes
• Adding a bedroom

You also can go the budget-friendly route by choosing less-expensive materials or making simpler adjustments.

Kitchen

Kitchen modifications are less extensive and usually less expensive than a custom floor plan, but they still can have a significant impact on your lifestyle. Here are some common features you can customize for your manufactured home's kitchen.

• Islands ($900 – $6,500)
• Cabinets (Stock cabinets $100 – $400 per linear square foot)
• Recessed lighting ($100 – $300 per light fixture)
• Pot racks ($10 to $1,000)
• Backsplash range ($480 – $1,500, based on 35 sq. ft.)
• Vent hoods ($650 – $2,500)
• Appliances (varies)

These costs can vary widely, depending on the materials, size, and design. For example, if you’re thinking about smart home appliances, you can expect these items to cost more.

Living room

Whether you want to spruce up your manufactured home with upgraded furnishings or built-in seating, it’s important to think about how much these tweaks can improve your day-to-day life:

• Built-in entertainment centers ($1,500 to $15,000)
• Ceiling beams (faux wood: $1,200 to $4,000)
• Bench or built-in seating ($1,000 to $6,000)
• Flooring (for a 500-square-foot home: $1,531 to $4,851)
• Fireplace ($941 to $4,212)
• Paint ($400 to $1,600)
• Furniture (varies)
• Walk-in closets ($750 to $5,000)

Bathrooms

Bathroom upgrades also can make a big difference in making your home comfortable. Some common enhancements include:

• Double-sink vanities ($400 to $4,000)
• Rainfall showerheads ($200 to $1,000)
• Freestanding tubs ($1,200 to $10,000)
• Tile showers ($1,800 to $5,000)

Customizing the exterior of a manufactured home

Making changes to the outside of your home can make a difference in its look, feel, and functionality. You can look at common types of homes for ideas. Here are some common modifications for the exterior of your manufactured home:

Colors

As the exterior of your manufactured home is the first thing people see, you’ll want to choose a color or color combination that you love. You’ll also want to keep in mind colors that suit the area and complement your home's design.

Siding

Siding is another way to bring your dream home to life. There are many colors and options to choose from, such as hardboard, vinyl, and lap siding.

Additional materials can be used for the skirting, which is the material that protects the home between its base and the ground. These materials can come in a wide range of finishes, including concrete, brick, cinder block, metal, foam, plywood, and corrugated fiberglass.

You also can customize the home’s shutters and front door. This can be a simple upgrade. You can add a touch of color or stain them to complement the rest of the exterior.

Roofing

Like siding, roofing protects your manufactured home. Some common roofing style choices include tall roof pitches and hip roofs.

If you’re thinking of installing solar panels for an energy-efficient home, you’ll want to consider the roof pitch and materials. For example, asphalt shingles and metal roofs tend to be good candidates for solar panels, thanks to their flexibility and durability.

The cost can vary, depending on the type of improvement and its extent. For example, replacing a manufactured home shingle roof can cost anywhere from $3 to $5 per square foot, or $1,500 to $10,000 on average.

Porch

A porch can extend your living space into the outdoors. Options include wraparound porches, back porches, and porch swings.

An attached or freestanding detached garage is another option. This can provide additional storage space or keep your cars protected and covered. You also could convert it into a recreation room or a she shed.

Windows

Adding windows can allow more natural light and brighten your home. They also safeguard your home against the elements and improve your home's exterior appearance. Manufacturers can easily design a home to accommodate the number, style, and placement of windows.

Can I remodel my existing manufactured home?

While you can remodel or make structural changes to a manufactured home, there are a few things to keep in mind.

A significant change, such as an addition or structural alteration, may require permits and may violate HUD regulations.

If you want to make changes, consult with the appropriate state, county, or local agency before proceeding. Another thing to remember is that the manufacturer isn’t liable for any damage or latent defects resulting from the addition or alteration of the home. Such changes also may void your warranty.

The bottom line: Customizing a manufactured home can deliver impressive results

A manufactured home can be a great way to build your dream home – and in an affordable fashion.. You have numerous options indoors and out, which can enable you to create a manufactured home that you genuinely love.

Rocket Mortgage offers financing options for manufactured homes, but not for mobile homes, which are known as prefabricated homes built before 1976. If you’re ready to start the home buying process, whether for a manufactured home or any other eligible type, you can start the mortgage approval process with Rocket Mortgage today.