How Much Does a Single Mobile Home Cost?

A mobile home, often referred to as a manufactured home, is built in a factory and then transported to a site. Unlike traditional site-built homes, these residences are constructed to federal Manufactured Home Construction and Safety Standards. Understanding the total cost of a mobile home extends beyond its initial purchase price, encompassing various expenses from site preparation to ongoing ownership.

Initial Purchase Price of the Home

The base cost of a mobile home varies significantly based on whether it is new or used, as well as its size and features. New single-wide mobile homes can range from $60,000 to $90,000, while new double-wide models typically cost between $120,000 and $160,000. Larger multi-section homes, such as triple-wides, can exceed $200,000. These prices generally include the home itself but exclude land, delivery, or setup fees.

The square footage and number of bedrooms and bathrooms directly influence the price. Used mobile homes can offer significant value, sometimes costing as low as $10,000 to $60,000, depending on age, condition, and location. Manufacturer, model, and included features like appliances or upgraded finishes also play a role in determining the final base price.

Site and Setup Expenses

After acquiring the mobile home, various expenses are incurred before it can be occupied, depending on whether the land is owned or leased. If purchasing land, the cost of the land itself varies widely based on location and can range from $5,000 to over $100,000. For those renting a lot in a mobile home park, initial considerations may include security deposits or hookup fees charged by the park.

Delivery and installation are significant costs, ranging from $2,000 to $14,000 for full-service transport and assembly. This includes moving the home from the dealer or factory to the site, transport permits, and professional installation services like leveling and securing the home. Foundation costs also contribute to setup expenses, with options like pier and beam or concrete slab foundations adding between $3,000 and $36,000. The type of foundation chosen impacts both cost and the home’s long-term stability.

Connecting to essential utilities such as water, sewer or septic, electricity, and natural gas or propane incurs additional fees. Utility hookup costs can range from $500 to over $3,000, or even $6,500 to $30,000, depending on the distance from existing utility lines and the complexity of the connections. Local and state permits are required for zoning, installation, and utility connections, with fees typically ranging from $100 to $500.

Ongoing Ownership Costs

Once a mobile home is purchased and set up, recurring expenses become part of the total cost of ownership. If the mobile home owner also owns the land, annual property taxes apply, which generally vary by the home’s size and location. If the home is situated on leased land within a mobile home park, ongoing monthly lot rent is a primary expense.

Lot rent can range from $200 to $1,200 per month nationally, with a national average often around $400, and can include services like trash collection, water, sewer, and common area maintenance. Insurance is another necessary expense, with mobile home insurance typically costing between $300 and $2,000 annually, depending on factors like location, home age, and chosen coverage. Additional coverage, such as flood insurance, may be required in certain areas.

Utility expenses for electricity, water, sewer, heating, and cooling are ongoing monthly costs. These can average around $430 per month, but vary based on usage, location, and the home’s energy efficiency. Maintenance and repairs also constitute a portion of ongoing costs, covering general upkeep, routine service, and potential larger repairs to components like the roof, HVAC system, or plumbing.

Financing and Its Impact on Total Cost

The method of financing significantly influences the overall amount paid for a mobile home over its lifespan. Interest rates, loan terms, and down payments directly affect the total financial outlay. For mobile homes not attached to owned land, chattel loans are a common financing option.

Chattel loans typically have higher interest rates (8-14%) and shorter terms (up to 20 years) because they are secured only by the home as personal property. If the mobile home includes the land, conventional mortgages may offer lower interest rates and longer terms. FHA loans for manufactured homes are another option, often accessible for those with lower credit scores, offering competitive interest rates and terms up to 30 years.

Interest paid over the loan term adds to the total cost beyond the initial purchase and setup expenses. A larger down payment can reduce the loan amount, decreasing the total interest paid over time.