How Much Does a New Mobile Home Cost in United States? (1)

And in many communities, particularly those in South and Midwest of America, a new manufactured home represents an important housing opportunity, being both more affordable and quicker to build than a standard, site-built home. Per market and consumer data provider Statista, as of December 2021 (the latest government data available), Texas was the U.S. state with the highest number of manufactured homes, 137,460. Florida and Louisiana followed, with 50,761 and 46,381 homes, respectively. And the top three U.S. States buying the most manufactured homes vs. site-built homes are Mississippi, West Virginia and Kentucky.
So how much does a new mobile home cost? What are the features that might make it either cheaper or more expensive? In this article, we’ll get into the benefits of manufactured homes, plus everything that you need to know to make a smart and cost-effective new manufactured home purchase.

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

You’ve probably heard both terms thrown around. Is a mobile home the same as a manufactured home? If you’re confused, you’re not alone. Most of us still use these two terms interchangeably when we refer to a housing unit on wheels. The difference is in when they were built.
It means that if the structure is built after 1976 and meets all federal rules for quality, durability, safety, and affordability, it is technically called a “manufactured home.” If it was built before 1976, it is technically called a “mobile home.” Today, many people still use the term “mobile home” when referring to a manufactured home.

What is included in the cost of a mobile home?

The cost breakdown for a manufactured home includes:
The type of home (single-wide, double-wide or triple-wide/multi-wide)
 Customizations and add-ons
 Cost of the land
 Cost of rent in a community

Three types of manufactured homes

Manufactured homes come in three sizes:

 Single-wide

Single-wide manufactured homes are the smallest of all the options and are typically the least expensive. They generally include one to two bedrooms and one to two bathrooms and are about 500 to 1,200 square feet. Single-wide manufactured homes measure 18 feet or less in width, 90 feet or less in length, and up to nine feet in height, which is about half the size of today’s average site-built family homes. Single-wide fits within a highway lane, which means that less on-site work will be required.

Double-wide

Double-wide manufactured homes are constructed and transported in two sections and then assembled on-site. Expect to find two to three bedrooms and two to three bathrooms, plus added layout features you won’t find in single-wide manufactured homes, such as separate dining rooms. The larger size allows for more customization when it comes to the interior layout and the exterior. Double-wide homes run widely between 1,000 and 2,300 square feet. Sizes vary as well. They can be eight to 16 feet wide, 42-60 feet long, and up to nine feet in height. This is the interior only, outside features like covered parking and porch are not included.

 Triple-wide/multi-wide

A triple-wide manufactured home — sometimes referred to as a multi-wide — can range up to 4,500 square feet and 50 feet in length. The width varies depending on the specific features of the structure. There is much more layout customization possible with a triple-wide manufactured home, and you’ll likely find at least three bedrooms and two bathrooms, though probably more.
In terms of appearance, single-wide manufactured homes have the most trailer-like appearance, whereas double-wide and triple-wide manufactured homes have the appearance of standard site-built properties.

Add-ons and customizations

Just like with the traditionally built new homes, manufactured homes can be customized, from cabinet finishes to plumbing fixtures to flooring. They can come with fully equipped kitchens, vaulted ceilings, walk-in closets, and luxurious bathrooms. Just like site-built homes, they can be spiffed up outside too. Exterior sidings can include wood or stucco, and roofs can be enhanced by gabled ends and shingles. Cosmetic customizations will cost less than adding exterior features like a porch or a garage. Adding square footage is also possible, like an extra room, but it might get expensive.

Cost of the land

The price of the manufactured home will also include the cost of the land it will be on, so if you plan to place the home on land you are buying or already own, factor in the price of the land, including property taxes. The total should also include preparing the site to host the home, like grade work to ensure proper drainage. The cost of grade work depends on several factors, including local requirements, whether the land is on a hill or a slope or flat land, the condition of the soil, and whether there are trees on the property.

Cost of rent in a community

If you don’t own land and don’t want to buy it, you can rent space in a mobile home park or manufactured home community. The costs vary greatly depending on the location in the country, which services and amenities are offered, and more. The landlord will collect rent in exchange for allowing you to stay on their land. Some communities offer amenities like pools and services like lawn care or trash pickup. Some might include utilities like water in the rent.

What else is factored into the price?

The cost for a new manufactured home can also vary widely depending on where and when you are looking to purchase. Manufactured homes in the West, for example, are more expensive than in the South and Midwest. Likewise, you’re likely going to spend less for a new manufactured home if you buy in late winter (January to March) than if you buy at another time of year.
As for the lot that the home sits on, the cost depends on buying it or renting it. Many manufactured home buyers rent their lots, which costs anywhere from $100 to $900 a month and may require additional fees, such as an HOA. Buying the land requires a larger fee upfront. An acre of land in New Jersey goes for $196,410 per acre (the highest) while it’s $1,558 in Wyoming (the lowest). Depending on the state that you’re in, it may be more cost-effective to buy the land than to rent it.