Buyers typically pay for a new or used mobile home plus delivery, setup, and site work. Main cost drivers include size, model type, land access, and installation requirements. Cost details help shoppers compare options and budget accurately.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| New single-wide mobile home | $60,000 | $90,000 | $140,000 | Basic features, standard finish |
| New double-wide mobile home | $100,000 | $140,000 | $220,000 | Expanded footprint, more options |
| Used mobile home (in good condition) | $15,000 | $40,000 | $70,000 | Vary by age, location, and repairs |
| Delivery & setup | $2,000 | $6,000 | $14,000 | Distance, site prep, permits affect |
| Site work & foundation | $5,000 | $20,000 | $60,000 | Grading, utility hookups, concrete pads |
Overview Of Costs
Pricing ranges reflect not just the home shell but also delivery, installation, and site prep. The total project often spans from a low five figures to well into six figures depending on the model, land, and improvements. For quick planning, consider per unit and total project ranges with assumptions noted below.
Cost Breakdown
Table-based view of main cost components helps buyers see where money goes. The figures assume standard features, typical permits, and mid-range labor.
| Category | Low | Average | High | Notes |
|---|---|---|---|---|
| Materials | $60,000 | $110,000 | $180,000 | Home shell plus finishes |
| Labor | $8,000 | $25,000 | $60,000 | Installation crew, alignment, hookups |
| Permits | $500 | $3,000 | $8,000 | Local code and septic/water permits |
| Delivery/Setup | $2,000 | $6,000 | $14,000 | Transportation to site and initial setup |
| Site Work | $5,000 | $20,000 | $60,000 | Grading, foundation, utilities |
| Contingency | $2,000 | $5,000 | $15,000 | Unforeseen site issues |
What Drives Price
Size, model type, and site readiness are the primary cost drivers. A single-wide lower price can escalate quickly with upgrades, such as higher insulation, better cabinets, or enhanced exterior finishes. Tighter sites with steep grades or long utility runs raise labor and equipment costs.
Regional Price Differences
Prices vary by region due to labor markets, permitting, and delivery distances. In general, Western states may see higher delivery and foundation costs, while the Southeast often offers more competitive permitting and utilities hookups. Midwestern markets balance shipping and labor, while rural areas may have lower base prices but higher transport add-ons.
Regional Price Differences — Snapshot
Assuming standard models and mid-range finishes, regional deltas typically range from 5 to 25 percent relative to national averages. Delivery distance and local permitting rules commonly drive the spread.
Assumptions: region, specs, labor hours.
Real-World Pricing Examples
Three scenario cards illustrate typical quotes buyers may encounter. Each includes specs, labor hours, per-unit pricing, and totals to help compare offers.
Basic Scenario
Single-wide, standard finish, no customizations, rural site. Labor 20 hours, delivery 2,500 miles. Total range: $70,000-$95,000. Per unit: $60,000-$75,000 for the home, plus $10,000-$20,000 for site work.
Mid-Range Scenario
Double-wide with mid-range finishes, suburban site. Labor 40 hours, delivery 800 miles. Total range: $140,000-$190,000. Per unit: $110,000-$150,000 plus $25,000-$40,000 site work and permits. data-formula=”labor_hours × hourly_rate”>
Premium Scenario
High-end finishes, energy upgrades, complex site. Labor 70 hours, long-distance delivery. Total range: $210,000-$320,000. Per unit: $170,000-$260,000 plus $50,000-$70,000 site work, permits, and foundation.
Permits, Codes & Rebates
Regulatory needs add to final cost. Typical items include zoning confirmation, foundation permits, and utility hookups. Some states and utilities offer rebates or incentives for energy efficient features or manufactured homes on permanent foundations. Accounting for permits and incentives helps refine the budgeting accuracy.
Additional & Hidden Costs
Beyond the base price, buyers should expect extras such as moving permits, anchors and tie-downs, skirting, and insurance during transport. Utilities connections, water and sewer lines, and driveways can surprise if not included in the quote. Hidden fees can accumulate quickly without a clear written scope.
Labor, Hours & Rates
Installation time depends on the site, foundation type, and local regulations. Typical crew costs range from $75 to $150 per hour, with total labor bills often representing a sizable share of the budget. data-formula=”hours × rate”> Planning for an extra 10–20 percent contingency helps cover unexpected tasks.
Savings Playbook
Strategies to reduce costs include selecting a simpler floor plan, choosing off-peak delivery windows, bundling permits to reduce fees, and using a local dealer with in-house installation crews. Compare quotes from multiple installers and verify inclusions to avoid gaps.