Homeowners typically pay a broad range for mobile home foundations, driven by foundation type, site preparation, and local permitting. The price and cost considerations help determine long-term stability, resale value, and required local codes. The following sections lay out typical cost ranges and drivers for U.S. buyers.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Overall project cost | $8,000 | $12,500 | $28,000 | Includes site prep, install, and utilities where applicable |
| Per-foundation base type | $2,000 | $5,000 | $15,000 | Pier, beam, or slab differences |
| Permits & inspections | $200 | $1,200 | $3,000 | varies by jurisdiction |
| Materials (piers, blocks, concrete, steel) | $3,000 | $6,000 | $12,000 | Depends on soil and load |
| Labor & installation | $2,500 | $4,500 | $9,000 | Crew size and hours affect totals |
| Site work & drainage | $500 | $2,000 | $5,000 | Grading, fill, slope corrections |
| Delivery & disposal | $200 | $1,000 | $3,000 | Soil spoilage and material removal |
| Warranty & aftercare | $100 | $700 | $2,000 | Manufacturer or contractor coverage |
Overview Of Costs
Cost ranges reflect foundation type, soil conditions, and local codes. Typical options include anchor piers with wooden or steel beams, concrete piers with a beam system, or a full concrete slab for heavy loads. For each option, buyers should consider soil tests, frost depth, and uplift requirements. Assumptions: region, specs, labor hours.
Cost Breakdown
4–6 major columns drive the total price: materials, labor, permits, and site work. The table below shows how costs can stack for a mid-range project, with a mix of total project costs and per-unit figures where relevant. The exact mix depends on foundation type and local rules.
| Columns | Materials | Labor | Permits | Delivery/Disposal | Warranty | Overhead | Contingency | Taxes | Totals |
|---|---|---|---|---|---|---|---|---|---|
| Basic Pier & Beam | $3,000 | $2,000 | $800 | $150 | $300 | $600 | $1,000 | $1,000 | $10,850 |
| Concrete Piers & Slab | $6,000 | $3,000 | $1,000 | $600 | $500 | $1,200 | $1,200 | $1,500 | $16,000 |
What Drives Price
Soil conditions and frost depth are major cost levers. If soil requires stabilization, additional grading, drainage, or a deeper frost wall is needed, prices rise. Violations or upgrades to tie-down systems, hurricane-era anchoring, or enhanced load paths also increase costs. Regional differences can swing project totals by 10–30% depending on labor markets and permit policies.
Factors That Affect Price
Two niche-specific drivers matter for mobile-home foundations: soil engineering and system type. First, sites with expansive clay or high water tables may require drainage and soil stabilization. Second, the choice between pier-and-beam versus a full concrete slab changes both material needs and labor intensity. Local permit fees, inspection requirements, and curb appeal considerations can add to the budget.
Ways To Save
Tips focus on planning, scope alignment, and timing. Shop for multiple quotes, confirm whether skid-in equipment is included, and verify that site work covers necessary drainage and leveling. Off-season scheduling may yield lower labor costs in some regions. Consider modular or lighter-structure options if local codes permit.
Regional Price Differences
Prices vary across regions due to labor markets and material access. In the Midwest urban areas, costs trend higher for permits but competitive for labor. Suburban Southeast regions may see higher drainage and soil testing costs, while rural Western locales often benefit from lower permitting but higher travel charges for crews. A typical delta is ±10–25% around the national average based on location.
Labor & Installation Time
Labor hours scale with crew size, soil prep, and foundation depth. A basic pier-and-beam setup may require 1–2 days; concrete slab installations often need 2–3 days plus curing time. If heavy equipment is needed for access or soil stabilization, expect longer timelines and higher equipment charges. A standard crew typically includes a foreman, two to four laborers, and a crane or skid-steer as required.
Additional & Hidden Costs
Expected extras can add 5–15% to project totals. Examples include soil testing fees, erosion control measures, backfill materials, temporary fencing, and utility trenching. Unexpected subsurface conditions such as rock pockets or underground utilities may trigger cost increases. Ensure concrete curing times are accounted for in scheduling and financing.
Real-World Pricing Examples
Three scenario cards illustrate common setups and totals.
Basic Scenario – Pier-and-beam on compacted fill, minimal drainage, no extras. Specs: 8 piers, standard lumber beams, no frost concerns. Labor: 24 hours; Materials: $3,200; Total: $8,700. Per-unit: $1,090 per pier (roughly).
Mid-Range Scenario – Mixed piers with steel skew, moderate drainage, permits included. Specs: 12 piers, steel beams, 1,000 sq ft drainage plan. Labor: 40 hours; Materials: $5,200; Permits: $1,000; Total: $13,600. Per-unit: $1,133 per pier; $1.7/sq ft overall.
Premium Scenario – Concrete slab with engineered frost wall, full drainage, higher-grade materials. Specs: 16 piers, reinforced concrete slab, enhanced tie-downs. Labor: 60 hours; Materials: $9,000; Permits: $2,200; Delivery: $600; Total: $28,000. Per-unit: $1,750 per pier; $2.80/sq ft overall.
Assumptions: region, specs, labor hours.
Price By Region
Three regional snapshots show typical ranges:
- Urban Northeast: higher permitting and labor costs; total often $14,000–$28,000 for full slab or pier systems.
- Regional Midwest Suburban: balanced costs; typical totals $9,000–$18,000 for standard pier-beam setups.
- Rural Southwest: equipment access and drainage can vary; totals commonly $8,000–$16,000 for basic to mid-range work.