How Much Does a New Single-Wide Mobile Home Cost?

A new single-wide mobile home represents a pathway to homeownership that is more accessible than traditional site-built houses. These factory-built homes are constructed to federal standards set by the U.S. Department of Housing and Urban Development (HUD), ensuring safety and quality standards are met. While their initial purchase price can be appealing, understanding the full financial commitment requires considering more than the advertised sticker price. The total cost encompasses additional expenses and influencing factors that affect the final investment.

Base Price of a Single-Wide Mobile Home

The manufacturer’s advertised price for a new single-wide mobile home covers the manufactured unit itself. This base price includes the structural shell, standard interior finishes, and appliances like a dishwasher, refrigerator, and oven. Fixtures like cabinetry, pantries, and shelving are incorporated into this initial cost.

The price of the unit is influenced by its size and included features. Single-wide homes generally range from 400 to 1,200 square feet. As of late 2024, the average price for a new single-wide home is approximately $86,600. Some manufacturers offer homes starting under $100,000, though these may offer fewer floor plan or material choices. This base price, however, does not encompass all expenses, excluding delivery, setup, land acquisition, or utility connections.

Additional Expenses Beyond the Home Purchase

Beyond the initial home purchase, several costs contribute to the total investment in a new single-wide mobile home. These additional expenses are necessary for livability and compliance with local regulations.

Delivery and Transportation

Delivery and transportation costs move the manufactured home from the factory or dealership to its site. These charges vary, ranging from $5,000 to $25,000, based on distance and home size. Larger homes may require specialized equipment or escorts, increasing fees.

Site Preparation

Site preparation is an expense that involves clearing, grading, and leveling land for a stable foundation. Costs range from $8,000 to $50,000, depending on the land’s initial condition and the work required.

Foundation and Skirting

Foundation and skirting installation are necessary for the home’s stability and appearance. Single-wide mobile homes use pier-and-beam foundations, costing $1,000 to $2,000. More robust options include crawl spaces, ranging from $6,000 to $15,000, and full basement foundations, less common for single-wides, costing $12,000 to $25,000. Skirting, covering the space between the home and ground, costs $4,000 to $11,000.

Utility Connections

Utility connections include water, sewer/septic systems, electricity, and gas lines. Costs for water, electricity, and sewer hookups range from $6,500 to $30,000, depending on distance to existing utility lines and the need for new infrastructure like wells or septic tanks.

Permits and Fees

Permits and fees are mandatory and vary by location, including zoning, building, electrical, and plumbing permits. These range from $500 to $2,800. Additional fees include inspections, school impact fees, or fees for converting the home’s status from personal property to real property.

Installation and Setup

Installation and setup costs include professional leveling, connecting home sections, and preparing the home for occupancy. These may be part of a broader delivery and setup fee, or a separate cost depending on the dealer.

Optional Upgrades and Customizations

Optional upgrades and customizations increase the total price. These include upgraded flooring, premium appliances, exterior finishes, decks, or carports. While some features are standard, many are added at additional cost.

Key Factors Affecting the Total Cost

Several variables influence the cost of a new single-wide mobile home, causing prices to fluctuate beyond the base model and setup expenses.

Size and Layout

The size and layout of the home impact its cost. Larger single-wide homes or those with more complex floor plans cost more due to material and labor requirements. Homes with features like kitchen islands, flex spaces, or split bedroom layouts also increase the price.

Features and Upgrades

Features and upgrades determine the final cost. Customization options, premium materials, energy-efficient components, and smart home technology add to the price. Enhanced exterior details or higher roof pitches are found in higher-priced manufactured homes.

Location

Location is a factor, as land costs, labor rates for site preparation and installation, and local permit fees vary by region. Transportation costs also depend on distance from the manufacturing facility. Areas prone to natural disasters or with stricter building codes may require additional safety measures, increasing expenses.

Dealer and Manufacturer Choice

The choice of dealer and manufacturer also affects pricing. Different companies have varying pricing strategies, standard inclusions, and service packages. Some dealers include delivery and setup in their quoted price, while others list these as separate costs.

Market Conditions

Market conditions, including supply and demand, material costs, and economic factors, influence prices. Fluctuations in raw material costs or changes in consumer demand lead to price adjustments for manufactured homes.

Understanding Financing Options

Financing a new single-wide mobile home involves options that affect the total amount paid over time. Two types of loans are chattel loans and traditional real estate mortgages.

Chattel Loans

Chattel loans are a common financing option for manufactured homes, especially when the home is not permanently affixed to land or is on leased land. This loan treats the home as personal property, like a vehicle, with the home serving as collateral. Chattel loans have shorter terms and higher interest rates compared to traditional mortgages, ranging from 5.99% to 12.99%. While these loans have lower processing fees and less restrictive credit requirements, higher interest rates lead to greater total expenditure over the loan’s life.

Traditional Mortgages (FHA and VA)

Traditional mortgages, like those for site-built homes, are available if the manufactured home is permanently affixed to owned land and classified as real estate. Both FHA and VA loans can be used for manufactured homes under certain conditions. For FHA loans, the home must display a HUD certification label and be permanently affixed to a foundation. FHA loans offer lower down payment options, sometimes as low as 3.5%, but they also require upfront and annual mortgage insurance premiums.

VA loans are an option for eligible veterans, offering no down payment. For manufactured homes, VA loans require the home to be permanently affixed to a foundation, classified as real property, and in some cases, may not finance single-wide homes or those moved from their original location. VA loans also include a funding fee, depending on the down payment.

Closing Costs

The choice of financing impacts the total cost through interest rates, loan terms, down payments, and closing costs. Closing costs, fees paid at loan finalization, range from 2% to 5% of the loan amount and include appraisal fees, loan origination fees, title insurance, and prepaid items like property taxes. These costs add to the financial commitment of purchasing a single-wide mobile home.