How Much Is a 2 Bedroom 1 Bath Mobile Home?

Mobile homes, specifically those with a 2-bedroom, 1-bath configuration, offer an accessible pathway to homeownership. Their cost is not a fixed figure, varying substantially due to numerous factors beyond the initial purchase price. This overview details the financial aspects of 2-bedroom, 1-bath mobile homes, covering general pricing, influential factors, additional costs, and financing options.

General Price Ranges

The purchase price of a 2-bedroom, 1-bath mobile home varies considerably depending on whether it is new or used, and its specific dimensions. New single-wide mobile homes, which typically include this configuration, can range from $50,000 to $150,000. Double-wide mobile homes, offering more space, generally fall within a higher price bracket, from $80,000 to $250,000. These figures reflect the home itself, not including land or additional setup expenses.

Used 2-bedroom, 1-bath mobile homes are often more affordable, with prices varying widely based on age, condition, and location. These homes can be found at significantly lower price points than new models, sometimes starting from under $20,000, though extensive renovations may be necessary.

Factors Influencing Price

The location of the home significantly impacts its price, with regional market demand, local cost of living, and proximity to amenities all playing a role. Homes in desirable areas or those with higher property values command higher prices.

The age and overall condition of the mobile home are major determinants of its value. Newer models, especially those built to modern construction standards, sell for more than older homes. Wear and tear, the need for repairs, and necessary renovations directly affect the asking price.

Features and upgrades within the home, such as material quality, included appliances, insulation levels, flooring, and exterior finishes, can increase the cost. Energy-efficient features add to the initial price but may offer long-term savings. The manufacturer’s reputation and specific model features also influence pricing, with well-regarded brands often having higher price tags.

Whether the mobile home is sold with land or as a standalone unit to be placed in a mobile home park is another factor. Purchasing a mobile home that includes the land incurs a much higher total cost compared to buying only the home, which then requires lot rental fees.

Beyond the Purchase Price

The initial purchase price of a 2-bedroom, 1-bath mobile home is only one part of the total financial commitment. Several additional expenses are incurred during acquisition and placement. Delivery and setup costs include transportation fees, crane rental, and labor for positioning the home and connecting utilities. These setup fees can range from $1,000 to $5,000, while transport costs can be $6 to $15 per mile, potentially reaching $15,000.

If land is purchased, additional costs include land acquisition fees, surveys, permits, and ongoing property taxes. Site preparation involves grading, leveling, and utility trenching. Land preparation costs range from $1,000 to $4,000, with utility installation adding $5,000 to $30,000 depending on complexity. A permanent concrete foundation, often required for certain financing, can cost between $6,500 and $12,000.

Permits and various local authority fees are also part of the expense. These include building permits, inspections, and zoning fees, which vary by jurisdiction and can range from $500 to $2,800. Skirting and anchoring, which involve installing exterior panels around the home’s base and securing it against wind, also add to the overall expense. Initial utility connection fees for water, sewer, and electricity, along with ongoing monthly costs, are separate from the home’s purchase price.

Homeowner’s insurance specific to mobile homes is an ongoing expense, costing between $700 and $2,000 annually, varying by location, home age, and coverage limits. If the home is in a mobile home park, monthly lot rent is a recurring cost, ranging from $100 to over $1,000 depending on location and amenities. Sales tax and closing costs are incurred during the purchase. Sales tax on mobile homes can range from 2% to 10% of the sale price, while closing costs amount to 2% to 5% of the loan value.

Finding and Financing

Several avenues exist for locating a 2-bedroom, 1-bath mobile home:
Reputable mobile home dealerships offer new and used models.
Online marketplaces, such as MHVillage and Zillow, feature extensive listings.
Local real estate agents specializing in manufactured homes can assist.
Direct purchases from mobile home parks or private sellers are also options.

Financing a mobile home depends on whether land is included. If the home is permanently affixed to purchased land, conventional mortgages may be available. Fannie Mae and Freddie Mac offer programs like MH Advantage and CHOICEHome Mortgage for manufactured homes, requiring them to meet certain standards and be permanently affixed to a foundation. These loans often require a down payment, around 5%, and a minimum credit score.

For mobile homes not affixed to land or those in rented parks, chattel loans are a common financing option. Chattel loans treat the mobile home as personal property, similar to an auto loan. They offer flexibility for homes on leased land but have shorter terms and may carry higher interest rates than traditional mortgages. FHA loans (Title I) can finance a manufactured home without land, while Title II loans can finance both the home and land. VA loans are available for eligible veterans and service members, offering benefits like no down payment, but require the home to be classified as real property, permanently affixed to land owned by the borrower. Personal loans may also be an option for lower-priced mobile homes.