What Is the Average Cost of a Manufactured Home?

A manufactured home is a dwelling built entirely in a factory under a federal building code administered by the U.S. Department of Housing and Urban Development (HUD). These homes are transported in one or more sections on a permanent chassis to the building site. This construction method distinguishes them from modular homes, which adhere to state and local building codes, and traditional site-built homes, constructed entirely on location.

Average Purchase Price

The average purchase price for a new manufactured home in the United States refers to the cost of the home itself, excluding land, delivery, or installation. In 2024, the average cost for a new manufactured home was around $109,400, though other reports indicate an average of $124,700. This figure can fluctuate based on the home’s size and features.

Single-wide manufactured homes, generally smaller, averaged about $81,281 in 2024, with some estimates reaching $86,600. These homes typically range from 400 to 1,200 square feet. Double-wide homes, offering more living space, averaged around $164,678 in 2024, or approximately $156,300. These multi-section homes are made from two sections joined on-site and usually span 1,000 to 2,000 square feet.

Triple-wide or multi-section homes provide larger living areas, often starting from $200,000 and potentially reaching $250,000 or more for the base unit. These homes are assembled from three or more sections, offering square footage comparable to many site-built homes.

Factors Influencing Cost

Several elements contribute to the variability in a manufactured home’s purchase price. The home’s size and number of sections directly impact its cost, with larger multi-section homes being more expensive due to increased material and construction. A single-wide home, for instance, costs less than a double-wide or triple-wide model. The complexity of the home’s design and its overall square footage are primary determinants of its base price.

Geographic location also plays a significant role, with regional differences affecting average costs. For example, prices vary across the Northeast, South, Midwest, and West, reflecting local economic factors and demand. States like Washington, California, and Arizona tend to have higher average sales prices.

Features and upgrades can substantially increase the purchase price. Buyers can choose options like luxury finishes, upgraded appliances, improved insulation, and energy-efficiency packages. Custom elements and specialized amenities, such as high-end fixtures or smart home technology, contribute to a higher value. The specific manufacturer and chosen model also influence the price.

The home’s age is a key factor, with pre-owned manufactured homes typically costing significantly less than new ones. Existing manufactured homes can be found for prices ranging from $10,000 to $100,000 or more, depending on their condition and age. Manufactured homes can depreciate over time, making older models more affordable for budget-conscious buyers.

Additional Expenses

Beyond the initial purchase price of the manufactured home, several other expenses contribute to the total investment. The cost of land is a significant consideration, whether purchasing a lot or renting space in a manufactured home community. Lot rent might range from $100 to $1,000 per month, while purchasing land can involve costs from nothing to over $1,000,000, depending on its size and location.

Site preparation is another substantial expense, involving activities like clearing, grading, and installing a foundation. Preparing the property for a manufactured home can cost between $4,000 and $11,000. Pouring a permanent foundation, which is often required for financing and stability, can add an estimated $3,000 to $36,000 to the total cost.

Transportation and installation fees are necessary for getting the home from the factory to its site and setting it up. These costs typically range from $2,000 to $14,000 for transport and assembly, with triple-wide homes potentially incurring higher moving costs between $15,000 and $25,000 due to their multi-section nature. Utility hook-ups for water, sewer, electricity, and gas can add $9,000 to $34,500, especially if bringing services to vacant land.

Permits and inspections are required before installation and occupancy, generally costing between $500 and $2,000. Sales tax on the manufactured home itself is an additional financial obligation that varies by jurisdiction. Optional additions such as decks, carports, garages, or landscaping will increase the overall out-of-pocket expense. These additional costs are important to factor into the total budget, as they can significantly affect the overall investment.

Financing a Manufactured Home

Financing a manufactured home involves distinct options depending on whether the home is affixed to owned land. When a manufactured home is permanently attached to land owned by the homeowner and titled as real property, it can often qualify for real estate loans, similar to traditional mortgages. This allows for financing the home and land together under a single mortgage.

If the manufactured home is not permanently affixed to owned land, such as when it is located in a leased land community, it is typically financed through personal property loans, also known as chattel loans. These loans are generally for the home itself and may have different terms and interest rates compared to real estate mortgages.

Several government-backed loan programs can assist in financing manufactured homes. The Federal Housing Administration (FHA) offers FHA-insured loans, which often have lower down payment requirements, provided the home meets specific criteria, including being permanently affixed to a foundation and titled as real property. The Department of Veterans Affairs (VA) and the U.S. Department of Agriculture (USDA) also offer loan programs for eligible borrowers purchasing manufactured homes, often requiring the home to be on a permanent foundation and considered real estate. These government-backed options can make homeownership more accessible.