What do manufactured homes cost?

The primary appeal of manufactured and other prefabricated housing is that it’s more affordable than a traditional site-built home. In general, that holds true, but there are many ways the cost for these types of homes can increase or decrease throughout the home buying process. This article will break down manufactured home costs so you can understand what to expect, along with a broader range of other factors to consider.

How much does a mobile or manufactured home cost?

The latest available data from the U.S. Census Bureau regarding the average cost of a manufactured home in the U.S. is from October 2023 – $120,000 across all available widths. Many additional factors influence the cost of a manufactured home, though.

The terms “mobile” and “manufactured” home are typically used synonymously, but lenders view these structures very differently. Why? This is the only housing with manufacturing standards enforced by the Department of Housing and Urban Development (HUD).

What influences manufactured home prices?

The average cost of a manufactured home is determined by many of the same factors that would impact the price of a stick-built or modular home. Use this section as a manufactured home cost estimator to help you determine if this type of home is within your budget.

Home size

As with homes constructed on-site, manufactured homes come in a variety of shapes and sizes. The bigger the home, the more you can expect to pay. Most people are familiar with single- or double-wide homes in concept – if not in practice. However, you can get triple- or even quadruple-wides.

Single- vs. double-wide manufactured home prices

Add-ons and customizations

The homes may or may not be as spacious depending on the size you get, but they can be every bit as customizable as any home built on-site. Here are a few of the customizations to consider:

• Interior finishes and materials
• Flooring
• Exterior siding
• Roof material
• Deck or patio
• Fireplace

Land for a manufactured home

Of course, after buying a manufactured home, you need somewhere to put it. You have the option of buying land on which to place your home or leasing from a mobile home park. If you choose to purchase a parcel of land from somewhere, you’ll need to know that there is a higher upfront cost and you may want to look at land loans.

You’ll also need to factor in the tax implications. If you buy land and place your home on it, it will be considered real property and subject to local property taxes. Homes on leased land are usually taxed in the way personal property would be, often at a lower rate.

Manufactured home value

However, much of the value of real estate is in the land itself because it’s something you can’t make more of. If you purchase the land with the home, it’s likely to retain and increase in value over time, subject to the same ups and downs of any house in the local market.

Manufactured homes without the land tend to depreciate in value over time in the same way that something like a car would. Without the land, it’s just an object that gets older. We’ll get into the process a bit later, but this is why it’s easier to get a mortgage when the home is titled with the land.

Foundation

When manufactured homes are delivered to the site, they are transported on a permanent chassis and wheels. To get a traditional mortgage and take advantage of lower rates, lenders will likely require the home to be attached to a permanent foundation instead.

As of this writing, Forbes lists the cost of a foundation at an average of $10,000. Within that, there is a broad range between $5,000 and $40,000. It varies quite a bit based on the square footage and the material being used.

Delivery and assembly of a mobile home

Getting your mobile home to the site is a project unto itself. According to Forbes, the average cost is $9,000, although it could be as low as $5,000 or as high as $13,000.

Several factors go into this. For starters, there’s the size and weight of the home. Depending on how that breaks down, you could need multiple semitrucks. Escorts may also be needed because it’s an oversized load, and you’ll also need permits to be pulled. Finally, if sections need to be transported separately, they’ll need to be reassembled on-site.

Utility hookups

Of course, you’ll also need electricity, water and other services once you get there. According to Forbes, you can expect to pay around $430 per month for combined utilities. That’s the U.S. average for homes in general and, of course, it can vary widely depending on where you’re living and the size of your home.

It’s important to note that common utilities you’ll have to pay include electricity, internet, trash services, sewer, gas and water. Additionally, if you’re buying land where a house has never been before, you may have to pay additional charges to have certain utilities installed and to turn on service for your address.

Taxes on manufactured homes

Taxes are another key component to consider when purchasing a manufactured home. If you don’t have the home titled with the land, it may be considered and taxed as personal property. This could make your tax bill less expensive, but there are also problems of value if you don’t own the home with the land itself.

When getting a mortgage, most lenders (including Rocket Mortgage^®) are going to require that the home be titled with the land. This could result in a higher tax rate, but you’ll be able to get a mortgage in many cases and the home will better store value.

Mobile home insurance

For a variety of reasons, it can be hard to find insurance for your mobile or manufactured home. However, homeowners insurance is also necessary if you want access to traditional mortgage lending options.

We have a sister company, CoverTree, that specializes in homeowners insurance for manufactured homes. They offer all the traditional homeowners insurance coverage factors including repair and rebuild coverage for your home and other structures on your property. You can also get protection for the stuff inside your home as well as coverage for personal liability and loss of use.

Factors to consider before buying a manufactured home

Before moving forward with a manufactured home purchase, there are several factors to consider in determining whether it’s right for you.

• Manufactured homes may be more affordable than other types of homes. According to data from the Manufactured Housing Institute, the average cost per square foot for manufactured housing is $85 compared to $167.87 for a stick-built home.
• Financing options may be more limited. Rocket Mortgage does offer conventional manufactured home financing at traditional mortgage rates as long as the home is attached to a permanent foundation and titled as real property with the land it rests on. It also must be at least 400 square feet. Finally, the home must have been built after June 15, 1976. If you don’t qualify for this option, you may be able to get a chattel mortgage or personal loan as an alternative.
• Manufactured homes require a different purchase process. When you initially buy a manufactured home, you’ll be purchasing it based on a floor plan or photographs rather than touring the home yourself. Then you have to wait for it to be built while finding land you can either buy or lease to put it on.
• Manufactured homes may be more vulnerable to extreme weather. There are HUD codes around basic safety and special precautions manufacturers can take. However, it’s still worth noting that part of the reason these homes are affordable is that they are often smaller than a site-built home. That means they may be more prone to damage.

FAQs About the cost of manufactured homes

Now that we’ve gone over the basics of the cost of manufactured homes, let’s touch on a few of the most common questions that come up.

Why are manufactured homes less expensive than other types of homes?

You can customize an awful lot about a manufactured home, but one thing that doesn’t really change is the floor plan. The limited models offered by manufacturers enable them to take advantage of an assembly line-like environment inside a factory. Time is money and they can also get built faster because the weather isn’t a concern.

Can I finance a manufactured home?

Yes. You may have one or several traditional mortgage financing options if your home is attached to the land as real property, sitting on a permanent foundation and was built after June 15, 1976. Rocket Mortgage currently offers conventional financing. If that doesn’t work in your case, chattel or personal loans may be good alternative options.

Do manufactured homes depreciate in value?

The bottom line: Manufactured home prices are worth the costs

Manufactured homes are generally considered much more affordable than stick-built homes, a major reason for their appeal. However, the cost of a manufactured home can also vary greatly depending on the size you’re looking for and what you need in terms of add-ons. To get a mortgage, it’s also generally important to own the land and pour a foundation.