A new double wide mobile home typically costs $120,000-$240,000 for the home itself, while delivery, setup, and site work can bring the total to $150,000-$300,000 before land. Size, finish level, local labor, foundation, utility access, and location drive the final price.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| New home only | $120,000 | $175,000 | $240,000 | Factory-built unit, excluding land and setup |
| Home per square foot | $65 | $95 | $130 | Usually 1,400-2,000 sq ft |
| Delivery and installation | $15,000 | $30,000 | $60,000 | Varies with distance and site conditions |
| Installed total before land | $150,000 | $215,000 | $300,000 | Includes typical setup and basic site work |
What a new double wide costs at common sizes
For a standard new home, budgeting around $175,000 for the unit and about $215,000 installed is a practical starting point. A 1,400-square-foot model with basic finishes may cost $120,000-$160,000. A 1,700-square-foot home with midrange cabinets, flooring, and appliances often runs $150,000-$210,000. Larger 2,000-square-foot models or upgraded interiors can reach $240,000 before delivery and site preparation.
These estimates assume a new HUD-code manufactured home, ordinary access, and standard construction. Land, financing charges, landscaping, and unusual utility work are excluded. Assumptions: U.S. factory pricing, standard finishes, no land purchase, and a buildable site.
How the home, transport, and setup shape the quote
Ask for a line-item quote because the advertised home price may not include the work needed to make it livable. Typical expenses vary by region, but the ranges below help identify what the dealer’s price covers.
| Quote item | Typical price | What changes the charge |
|---|---|---|
| Home materials and factory options | $120,000-$240,000 total | Floor plan, finish package, appliances, and upgrades |
| Delivery and transport | $5,000-$15,000 total | Distance, route access, and escort requirements |
| Foundation and set crew | $8,000-$25,000 total | Foundation type, leveling, and crane or equipment needs |
| Utility hookups | $3,000-$15,000 total | Water, sewer or septic, electric, and connection distance |
| Permits and inspections | $500-$5,000 total | Local fees, engineering, and code requirements |
Which square footage and finish upgrades raise the price?
Each added square foot and finish upgrade can increase both the purchase price and the cost of delivery or setup. Moving from 1,400 to 1,800 square feet may add roughly $25,000-$55,000, depending on the floor plan and finish level. Premium cabinets, solid-surface counters, upgraded windows, and higher-end flooring can add $5,000-$25,000 or more.
Climate and energy options also affect the quote. A home designed for cold weather may need better insulation, upgraded windows, or a larger heating system; these choices can add $2,000-$10,000. Confirm that the home’s configuration meets local code and climate requirements before comparing base prices.
Why delivery distance and site access change setup costs
A level, accessible lot can save thousands compared with a sloped or undeveloped site. Transport commonly costs $5,000-$15,000 for a manageable route, but a long haul, tight turns, overhead obstructions, or difficult access can push charges above $20,000. Clearing, grading, drainage, and a driveway may add $2,000-$20,000 depending on the parcel.
Utility work is particularly site-specific. Connections near existing service may fit within a few thousand dollars, while a well, septic system, or long electrical run can add $10,000-$30,000 or more. Ask whether the estimate includes inspections, soil testing, and any required foundation engineering.
How many labor hours does installation usually require?
Setting and joining the two sections is only part of the installation labor. A typical set crew may need 1-3 days on site, followed by separate work for foundation completion, marriage-line finishing, utility connections, and inspections. Combined setup labor and equipment often cost $8,000-$25,000, though complex sites can exceed that range.
Where work is billed by time, crew rates commonly fall around $75-$150 per worker-hour, with equipment charged separately. Have the dealer specify crew size, included labor hours, travel fees, and charges for delays or return visits.
How installed prices vary across U.S. regions
Local labor, freight distance, permitting, and site conditions can move an installed quote well above or below a national midpoint. In lower-cost rural markets near a manufacturing plant, comparable installation packages may be 5%-15% below the national baseline. High-cost coastal metros can run 15%-30% higher, especially where land preparation, permitting, and contractor labor are expensive.
These percentages apply to comparable home specifications, not land prices. A remote rural property can still cost more to serve than a nearby town because delivery and utility extensions add expense. Request local quotes for transport, foundations, and hookups rather than relying only on a dealer’s advertised starting price.
Double wide pricing compared with a site-built home
A manufactured home can cost less than a site-built home, but the comparison is meaningful only when both estimates include similar site work and finishes. A new double wide may be $150,000-$300,000 installed before land, while a site-built home often costs substantially more per square foot. Local construction prices, land, foundation work, and utility expenses can narrow the gap.
Used double wides may offer a lower purchase price, but moving, inspection, repairs, and code compliance can erase some savings. A relocated home can require $20,000-$60,000 or more for transport and setup, depending on distance and condition. Compare total move-in costs, not just the listing price.
Where buyers can trim a double wide budget
The most reliable savings come from controlling options and site work, not skipping required installation steps. Choose a standard floor plan and finish package, and price upgrades individually instead of accepting a bundled package. Compare at least three written quotes with the same size, specifications, delivery distance, foundation, and utility scope.
Prepare the lot before delivery when local contractors can do grading or clearing at a lower rate, but confirm sequencing with the installer. Avoid paying for unnecessary landscaping or premium finishes at closing. Keep a 5%-10% reserve for unexpected site conditions, and verify in writing who pays for permits, inspections, and utility connections.