How Much Does a Double Wide Trailer Cost?

A double-wide manufactured home is constructed in two sections within a factory. These sections are transported to a designated site and joined to create a single living space. This construction method allows for a larger floor plan, typically ranging from 1,000 to 2,400 square feet, offering more expansive living areas than single-section homes. Understanding the financial outlay involved in acquiring and establishing such a home is important for prospective homeowners.

The Unit’s Base Price

The base price of a double-wide manufactured home reflects the unit itself, prior to expenses for delivery or site preparation. Home size is a primary determinant, with larger square footage naturally leading to higher material and labor costs. Double-wide homes commonly measure 24 to 32 feet wide and 48 to 80 feet long, providing ample space for multiple bedrooms and bathrooms.

The complexity of the floor plan and quality of interior features also influence the base price. Homes with custom layouts, premium flooring, upgraded countertops, higher-quality appliances, or enhanced cabinetry cost more than those with standard finishes. Exterior features, such as siding type, roof material, and window quality, similarly contribute to the overall cost. Some models include amenities like covered porches or attics, further affecting the base price.

Choosing between a new or pre-owned unit presents another cost consideration. While new double-wide homes average around $156,300 as of late 2024, pre-owned units offer a more affordable entry point, though their pricing varies significantly based on condition and age. Manufacturer reputation and regional market dynamics also play a role, with pricing strategies and quality tiers differing among brands. The quoted base price includes the structure and basic fixtures but excludes land, foundation, utility connections, or site delivery.

Transportation and Setup Costs

Beyond the purchase price of the double-wide unit, significant costs arise from transporting the home and preparing it for occupancy. Transportation fees are calculated based on distance, ranging from $1,000 to $5,000 for distances within 100 miles, with additional mileage costing $6 to $15 per mile. This fee covers the specialized equipment and processes needed to move the two sections securely.

Once on site, land preparation is necessary, including clearing, leveling, and grading the area where the home will be placed. These preparatory steps can range from $500 to $5,000 for clearing debris and vegetation, and $1,000 to $4,000 for grading and leveling the ground. The overall cost for site preparation can total between $4,000 and $11,000, depending on the existing condition of the land and the extent of work required.

Foundation installation is another substantial expense, with costs varying widely based on the chosen type. Options include pier and beam foundations ($1,000 to $2,000), or more robust solutions like concrete slabs ($4,000 to $10,000), or full basements ($12,000 to $25,000). After the foundation is in place, the two halves of the double-wide are assembled and “stitched” together on-site, a process that involves sealing, roofing, and interior finishing where the sections meet. This assembly is often included in the broader unit cost that encompasses delivery.

Connecting to utilities is a critical step, with costs for water, sewer or septic systems, and electricity often ranging from $6,500 to $30,000, depending on the distance to existing utility lines and local infrastructure. Running new electrical lines can cost several thousand dollars, and if municipal water or sewer is unavailable, drilling a well or installing a septic system will add significant expense. Securing the home to the ground with anchoring and tie-down systems is necessary to meet building codes and can be part of the foundation costs. Installing skirting around the base of the home, which enhances appearance and provides insulation, costs between $1,100 and $4,000 for a double-wide, depending on the material chosen.

Additional Site and Regulatory Costs

Beyond the unit’s base price and physical setup, several other costs contribute to the total investment in a double-wide manufactured home. The cost of the land itself is a distinct and highly variable expense, determined by location, size, and existing infrastructure. Alternatively, placing the home in a manufactured home park involves ongoing lot lease payments, a different financial arrangement than land ownership.

Permits and inspections are mandatory before and during installation, ensuring compliance with local regulations. These fees can range from $800 to $2,800, covering necessary building, electrical, plumbing, and zoning permits. Sales tax is also applied to the purchase of the manufactured home, with rates varying by state and locality; some states may tax a percentage of the sales price, such as 50% or 65% of the unit’s cost.

Once the manufactured home is permanently affixed and classified as real property, annual property taxes become an ongoing obligation, assessed based on the value of the home and land. While lower than for traditional site-built homes due to generally lower assessed values, these taxes are a recurring expense. Homeowner’s insurance is another necessary cost, with annual premiums for manufactured homes typically ranging from $800 to $2,000, though this can vary based on factors like location, the home’s age, and selected coverage limits.

If the purchase is financed, closing costs will apply, ranging from 2% to 5% of the loan amount. These costs include loan origination fees (0.5% to 1% of the total loan), along with appraisal fees, credit report fees, and title and escrow charges. Finally, additional site-specific preparations such as installing a driveway, landscaping, or fencing contribute to the overall project cost, tailoring the property to individual preferences and functional needs.