A 28×56 mobile home has 1,568 square feet, and a new home typically costs $105,000-$190,000 before land and site work. A delivered, installed project commonly totals $165,000-$300,000, with finish level, location, foundation, transport distance, and utility work driving the final price.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Home only | $105,000 | $145,000 | $190,000 | $67-$121 per sq ft |
| Delivery and setup | $20,000 | $38,000 | $65,000 | Transport, foundation, and assembly |
| Installed, excluding land | $165,000 | $225,000 | $300,000 | Typical site with utilities nearby |
| Land, if needed | $15,000 | $55,000 | $150,000+ | Highly location-dependent |
What a 28×56 home costs before land
For a standard new double-wide with builder-grade finishes, buyers often see a home-only quote of $105,000-$155,000. Midrange cabinetry, upgraded flooring, and more complete appliance packages can bring the price to $145,000-$190,000. Custom options or premium finishes may exceed that range.
At 1,568 square feet, a practical home-only planning range is about $67-$121 per square foot. The quoted price may or may not include delivery, foundation, stairs, HVAC, permits, or utility connections, so the contract scope matters as much as the advertised home price.
Assumptions: New double-wide, standard layout and finishes, excluding land, financing, and major site grading.
How delivery, foundation, and labor shape the quote
A delivered-home estimate combines the structure with freight, setup, and site-specific work. Factory pricing often excludes these expenses, while dealer packages may include some but not all installation tasks. The following ranges are planning estimates; local quotes can vary.
| Quote component | Low | Average | High | Typical basis |
|---|---|---|---|---|
| Home materials and factory build | $105,000 | $145,000 | $190,000 | $67-$121 per sq ft |
| Delivery and crane or set crew | $5,000 | $12,000 | $25,000 | Distance, access, and setup |
| Foundation and anchoring | $8,000 | $18,000 | $35,000 | Piers, slab, or approved system |
| Installation labor | $5,000 | $10,000 | $18,000 | Joining sections and finish work |
| Utility connections and permits | $5,000 | $15,000 | $40,000 | Distance to services and local rules |
Labor can be estimated as . A setup crew may charge roughly $75-$125 per worker-hour, though contractors commonly quote a fixed job price. Verify whether skirting, steps, HVAC startup, inspections, and final grading are included.
How width, finishes, and site access change the price
At 28 feet wide, the home generally arrives in two sections, and narrow roads, overhead wires, steep grades, or long-distance hauling can add several thousand dollars. A delivery route requiring escorts or special permits may cost more than a straightforward shipment from a nearby factory.
Finish choices also move the quote. Builder-grade packages tend to sit near the lower range, while upgraded cabinets, solid-surface counters, higher-grade flooring, and appliance upgrades can add $10,000-$30,000. A concrete slab may cost $12,000-$30,000, compared with roughly $8,000-$20,000 for many pier-and-anchor setups, depending on soil and code requirements.
Site conditions can outweigh small differences in the advertised home price. If the building pad needs significant excavation, drainage work, or retaining walls, budget an additional $5,000-$25,000 or request a separate site-work estimate.
What can a 28×56 installation take from delivery to move-in?
Once the site and permits are ready, delivery and set may take a few days, followed by utility hookups, inspections, and finish work. A routine project can take two to six weeks after delivery; weather, contractor scheduling, or delayed utility work can extend the schedule.
Preparation commonly includes clearing, grading, a driveway suitable for delivery trucks, and a foundation inspection. Site preparation may cost $3,000-$15,000 on an uncomplicated lot and substantially more where access or drainage is difficult. Confirm the set date only after the foundation, permits, and delivery route are cleared.
How 28×56 home prices differ across U.S. regions
Prices are often lower in parts of the South and Midwest with nearby factories and established installation crews. Higher labor rates, land costs, stricter local requirements, or longer transport routes can raise total project pricing in coastal markets and remote areas.
As a broad planning adjustment, a comparable package may run about 5%-15% below the national midpoint in lower-cost markets, while high-cost urban or coastal areas may be 10%-25% above it. These percentages are not a substitute for local bids: taxes, foundation rules, and utility connection charges vary by county and municipality.
Which extras belong outside the home-only price?
Land is usually the largest separate expense, but it is not the only one. Well drilling may cost $5,000-$15,000, septic installation about $8,000-$25,000, and a new electric service connection roughly $1,500-$8,000. Each range depends on local conditions, required capacity, and distance from existing lines.
Other possible charges include $1,000-$5,000 for permits and inspections, $2,000-$8,000 for driveway work, and $2,000-$7,000 for skirting, steps, and porches. Ask the dealer to identify every exclusion in writing before comparing totals. Utility work and site improvements should be quoted by qualified local contractors when not included in the home contract.
Which choices can lower the delivered 28×56 price?
Comparing at least three itemized quotes helps separate home pricing from freight, setup, foundation, and site work. Request the same floor plan, finish package, delivery distance, and installation scope from each seller; otherwise, a lower advertised price may simply exclude more work.
Standard finishes, a simpler porch plan, and a foundation suited to the local code can reduce upfront spending. Avoid paying for upgrades that can be added later, but do not cut required anchoring, drainage, or code-compliant installation. If the land already has utility connections and a usable access road, document those conditions during quoting.
Keep the comparison focused on the complete installed price, not just the factory home price. A written allowance for unexpected site work also makes bids easier to compare and reduces the chance of a large cost increase after delivery.