How Much Does a Single Wide Mobile Home Cost?

Single-wide mobile homes offer a distinctive path to homeownership, often presenting a more accessible entry point into the housing market compared to traditional site-built residences. Understanding the full financial picture involves looking beyond the initial purchase price to encompass a range of associated expenses. These additional costs, from transportation and setup to ongoing maintenance and property taxes, significantly shape the overall investment.

Understanding the Base Purchase Price

The base purchase price for a single-wide mobile home varies significantly depending on whether the home is new or used. A new single-wide mobile home typically ranges from approximately $76,400 to $88,600. This cost generally includes the structure of the home itself, along with basic fixtures and standard appliances.

Used single-wide mobile homes offer a more budget-friendly option, with prices that can start as low as $10,000 and go up to $45,000 for units between 500 and 900 square feet. The price of a used home is heavily influenced by its age, overall condition, and any existing upgrades.

Key Factors Influencing Purchase Price

Several factors directly influence the purchase price of a single-wide mobile home. The size of the home, measured in square footage and the number of bedrooms and bathrooms, is a primary determinant. Larger single-wides with more living space and additional rooms will command a higher price.

Features and upgrades also play a substantial role in increasing the cost. Options such as higher-end appliances, premium interior finishes, custom layouts, and energy-efficient components can add significantly to the base price. The manufacturer and brand reputation can also impact pricing, as some brands are recognized for higher quality or specific designs, leading to elevated costs.

The distinction between new and used models is a major price differentiator. Used mobile homes are generally more affordable, with their pricing largely driven by their age and current condition. A well-preserved older model may still be more expensive than a newer unit in poor repair, highlighting the importance of condition in valuation.

Essential Costs Beyond the Home’s Price

Beyond the initial purchase price, numerous essential additional costs are involved.

Delivery and Setup

Delivery and transportation expenses move the home from the factory or seller’s location to the chosen site. These costs can range from $2,000 to $14,000 for full-service delivery and assembly, or $1,000 to $5,000 for transport only. Once on site, setup and installation expenses are incurred, including foundation work, anchoring, and leveling the home. Foundation costs can range from $2,500 to $8,000, while overall setup and blocking can be around $3,000. Local authorities require permits and inspections, with fees ranging from $500 to $2,000.

Site-Related Costs

If the home is placed in a mobile home park, monthly lot rent is a recurring expense, averaging around $400 nationally but ranging from $200 to $800. This rent may or may not include utility services, which would then be an additional expense. Utility connections for water, sewer, and electricity can cost anywhere from $6,500 to $30,000. Further costs include skirting, which encloses the base of the home, and any necessary landscaping or site preparation, which can range from $4,000 to $11,000 for land clearing and grading.

Taxes and Insurance

Sales tax is generally applied to the purchase of new mobile homes, with rates varying by state. Ongoing property taxes, or personal property taxes depending on the home’s classification and whether it’s on owned or leased land, are also a regular expense. Mobile home insurance costs typically range from $700 to $2,000 annually.

Financing and Ongoing Financial Considerations

Financing a single-wide mobile home depends on whether the home is affixed to owned land.

Financing Options

Chattel loans are common for mobile homes not permanently attached to land or placed on leased lots. These loans typically have shorter terms, often 10 to 25 years, and may carry higher interest rates compared to traditional mortgages. If the mobile home is permanently affixed to owned land and classified as real property, it may qualify for a conventional mortgage. Mortgage loans generally offer longer terms, 15 to 30 years, and lower interest rates. Down payment requirements and credit scores are significant factors affecting the terms of both chattel and mortgage loans.

Ongoing Expenses

Mobile home ownership entails several ongoing expenses. Monthly lot rent, if applicable, remains a consistent cost for those in mobile home parks, with the national average around $400. Utility bills for electricity, water, and gas are also recurring. Insurance premiums, typically ranging from $700 to $2,000 annually, and property taxes or personal property taxes continue as ongoing financial obligations. Owners should budget for maintenance and repair costs.