Mobile home prices: How much does a manufactured home cost?

When shopping for a place to call home, finding an option that suits your budget is essential. For many home buyers, the relatively affordable cost of a manufactured home compared to a traditionally built home makes it a worthwhile possibility.

As of May 2025, the average cost of a new manufactured home was $126,800, according to the U.S. Census Bureau, in the last year the data was available. That’s considerably more affordable than the national average home sale price of $512,800.

But the cost of a manufactured home can vary based on many factors, including base prices, hidden costs, financing, and location. We cover what to know about mobile home prices in this guide.

What is a manufactured home?

The terms “mobile” and “manufactured” home are typically used synonymously. But lenders view these structures very differently.

Manufactured homes meet the manufacturing standards laid out by the Department of Housing and Urban Development (HUD).

If the structure was built prior to June 15, 1976, it’s considered a mobile home. That’s because there were no standardized safety or construction standards in place at that time. After that date, HUD established a code of minimum standards that all manufacturers must live up to. Therefore, homes built after that date are considered manufactured homes. It’s very hard to find traditional mortgage financing for a mobile home that existed before June 1976.

The typical costs of manufactured homes

The average sales price of a new manufactured home was $82,900, as of July 2025, according to the Federal Reserve Bank of St. Louis. For existing manufactured homes, the average sale price was $123,300 in 2024.

But the size of the manufactured home has an impact on the price point. Generally, single-wides are more affordable than double-wides or multisections.

The table below breaks down the average costs for each type of manufactured home.

Contributing factors to the cost of a manufactured home

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.

We take a closer look at the different factors that impact the cost of manufactured homes below.

Square footage and its layout

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.

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. However, you can get triple- or even quadruple-wides.

The manufacturer you choose

As with all products, the manufactured home market is full of many different companies. Some boast a better reputation than others. And you’ll find various price points across the industry.

Generally, it’s a good idea to shop around to find the most affordable options that suit your needs and quality preferences.

Features, upgrades and finishes

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

Delivery and assembly

Getting your mobile home to the site is a project unto itself. According to Forbes, the average cost is $9,975, although it could be as low as $3,500 or as high as $18,000.

The costs can add up quickly. 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.

The cost of the land and property taxes

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, you’ll need to know that there is a higher upfront cost. Many may need to consider a land loan, which can significantly escalate their costs.

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.

Foundation

When manufactured homes are delivered to the site, they’re 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, Angi lists the cost of a foundation between $4,020 and $14,881. It varies quite a bit based on the square footage and the material being used.

Utility hookups

You’ll also need electricity, water and other services once you get there. 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. These hookup costs can add up quickly.

After the hookup costs, you’ll have ongoing monthly utility charges to factor into your monthly budget.

Home insurance

If you want a traditional mortgage, your lender will likely require you to carry home insurance. Although it can be challenging to find insurance for your mobile home, it’s possible to find robust coverage to protect this valuable asset.

Hidden and ongoing costs to budget for

Whether you own a traditional home or mobile home, homeownership tends to come with plenty of hidden expenses. For mobile homeowners, a few of the hidden costs to consider include:

• Permits: When installing a mobile home, you may need permits from your local government.
• Inspections: Like traditionally built houses, you’ll want to pay for an inspection to confirm that everything is as it should be with your mobile home.
• Maintenance and repairs: Mobile homes, like all homes, require ongoing maintenance and repairs. It’s a good idea to factor these costs into your budget.

Financing a manufactured home

It’s generally more difficult to find a lender willing to finance a manufactured home. But if the home is attached to a permanent foundation, making it real property instead of personal property, your home loan options open up.

Here’s a look at some of the common home loan options for new or used manufactured homes permanently affixed to a foundation:

• Federal Housing Administration (FHA)
• Department of Veterans Affairs (VA)
• U.S. Department of Agriculture (USDA)
• Conventional

If the mobile home isn’t attached to the foundation, chattel loans or personal loans might provide the appropriate funding. Typically, personal loans come with higher mortgage rates than home loan options.

Financing requirements for manufactured homes

Financing requirements for mobile homes vary based on the lender. But some common requirements include:

• Titling: Typically, the home must be classified as real property instead of personal property.
• Permanent foundation: Most home lenders require that the mobile home be permanently affixed to a foundation.
• Age and model details: In order to qualify for financing, the home must have been built after June 15, 1976.

Beyond details of the home itself, you’ll need a strong financial application. Most lenders prefer to work with borrowers who have a good credit score, reliable income, and manageable debt-to-income (DTI) ratio.

Depreciation and resale value

If you don’t own the land, your home just sits there getting older and depreciates similarly to the way a car would.

However, land is a scarce resource. If you own the land, your home value would likely follow that of the overall housing market, generally appreciating over time.

How to save on manufactured home costs

As you prepare to purchase a manufactured home, a little bit of strategy can help you tap into significant savings. Some ways to save on manufactured home costs include:

• Bundling delivery and setup together
• Buying during off-peak season
• Negotiate upgrades or extras
• Consider lower cost land or rural areas
• Shop display or floor models
• Avoid homes with deferred maintenance
• Make energy-efficiency upgrades that reduce long-term cost

FAQ about manufactured homes

Find answers to your manufactured home questions below.

How much do most mobile homes cost?

The average sales price of a new manufactured home was $82,900, as of July 2025, according to the Federal Reserve Bank of St. Louis. For existing manufactured homes, the average sale price was $123,300 in 2024.

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.

Is it cheaper to live in a mobile home than in a house?

It can be more affordable to live in a mobile home than other types of houses. But the costs will vary based on your unique situation.

How much should I budget for utility hookups?

The cost of utility hookups can vary widely based on your location, from a few hundred dollars to several thousand dollars. If possible, get in touch with the individual utility provider in your target area to estimate how much utility hookups might cost you.

Do mobile homes depreciate in value?

Yes. Mobile homes can depreciate in value over time, especially if you don’t own the land it sits on.

The bottom line: Manufactured home prices are worth the costs

Manufactured homes are generally considered much more affordable than stick-built homes. But the costs can still add up quickly for this home type.

If a manufactured home is the right fit for you, speak to a Home Loan Expert to explore your loan options.

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