What Is the Average Price of a Double Wide Mobile Home?

Double-wide mobile homes offer a spacious and often more affordable housing alternative compared to traditional site-built homes. This article outlines the pricing landscape for double-wide mobile homes, detailing factors that influence their cost and the various expenses involved in their acquisition and installation.

Understanding Average Pricing

A double-wide mobile home consists of two factory-built sections. These sections are transported to the home site and joined to form a single, larger residence, typically ranging from 1,000 to 2,000 square feet.

The average price for a new double-wide mobile home, including transport and assembly, generally falls between $120,000 and $160,000. For used double-wide mobile homes, prices can sometimes be as low as half the cost of a similarly sized new home, though the average price can vary significantly. These figures typically represent the cost of the home itself, delivered and assembled, but do not usually include the price of land or utility installations. These are national average price ranges, and actual costs can differ substantially based on various market conditions and specific home characteristics.

Key Factors Influencing Price

The price of a double-wide mobile home is shaped by several elements.

Size and Layout

The overall square footage and the configuration of rooms directly impact the cost. Larger homes with more bedrooms and bathrooms require additional materials and labor during manufacturing, leading to a higher base price. Homes with more complex floor plans, such as those featuring open-concept living areas or multiple wings, can also incur increased costs due to intricate design and assembly requirements.

Features and Upgrades

The inclusion of premium finishes, modern appliances, and energy-efficient components can significantly increase the purchase price. Upgrades can include higher-grade flooring materials like hardwood or tile, granite countertops, custom cabinetry, and upgraded insulation packages. Custom designs or architectural enhancements further contribute to a higher price point.

Age and Condition (for pre-owned homes)

For pre-owned double-wide homes, age and current condition play a substantial role in determining market value. Newer used homes generally command higher prices due to less wear and tear and more contemporary features. The need for repairs, renovations, or significant maintenance, such as roof replacement or structural adjustments, will reduce the home’s value.

Location

Geographic location is a major determinant of mobile home pricing, similar to traditional real estate. Prices can fluctuate considerably depending on regional market demand, local economic conditions, and the cost of living. Areas with higher demand for housing or more limited available land typically see higher prices for both new and used mobile homes. Proximity to urban centers, amenities, and employment opportunities can also drive up costs.

Manufacturer and Brand

The reputation and quality standards of the manufacturer influence the price. Well-established manufacturers known for their durable construction, quality materials, and strong customer service often price their homes higher. Different brands may offer varying levels of customization, warranty coverage, and post-sale support, all factored into the overall cost.

Additional Costs and Setup Considerations

Beyond the initial purchase price, several other expenses are necessary to make a double-wide home livable and legally compliant. These additional costs contribute significantly to the total financial outlay.

Land Costs

The cost of land varies widely, whether the home is placed on rented land in a mobile home park or on privately purchased land. Monthly lot rent fees in mobile home communities typically range from a few hundred dollars to over $1,000. If purchasing land, the price depends on factors like size, location, and existing infrastructure. Raw land will require additional investment for development.

Transportation and Delivery

Transporting a double-wide mobile home from the factory or seller to the site involves specialized services. The cost to move a double-wide ranges from $2,000 to $15,000, depending on distance, escort vehicles, and service type. Full-service moves include disconnecting and reconnecting utilities, as well as physical transport.

Site Preparation

Preparing the land for a double-wide involves clearing, grading, and leveling. Land clearing costs between $500 and $5,000, while grading and leveling range from $1,000 to $4,000. A proper foundation, such as piers and beams or a concrete slab, is also required. Pier-and-beam foundations cost around $2,000 for double-wides, while more permanent foundations range from $6,000 to $15,000 or more.

Installation and Set-up

Once delivered, the two sections of a double-wide home must be joined, leveled, and anchored. Installation and set-up costs range from $3,000 to over $20,000, depending on job complexity and regional labor rates. This includes connecting sections, leveling the home, installing skirting around the base, and ensuring it is properly secured.

Utility Hook-ups

Connecting the home to essential utilities like water, sewer or septic, and electricity is a substantial expense. Utility hook-up costs vary significantly, ranging from $6,500 to $30,000, depending on distance to existing lines and whether new wells or septic systems are needed. Installing a septic system costs between $4,500 and $9,000, while a well ranges from $3,750 to $15,300. Electrical connections can also cost up to $10,000 or more.

Permits and Fees

Various permits are required for mobile home installation and occupancy, with costs varying by local jurisdiction. These include building, electrical, plumbing, and zoning compliance fees. Permit fees range from a few hundred dollars to several thousand, with some areas having development fees between $30,000 and $70,000 depending on the scope of work. Inspections are also part of this process, incurring additional fees.