The cost of a single wide manufactured home is typically $65,000-$110,000 for the home itself, before land and many site expenses. A delivered and installed home on an owned, build-ready lot commonly totals $95,000-$160,000; size, upgrades, freight distance, foundation, utility connections, and local labor drive the difference.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Home purchase | $45,000 | $80,000 | $125,000 | New unit, generally 600-1,200 sq ft |
| Delivery and setup | $8,000 | $18,000 | $35,000 | Distance, access, and foundation affect price |
| Site work and utilities | $5,000 | $20,000 | $60,000+ | Excludes land; rural connections can cost more |
| Installed total on owned lot | $70,000 | $120,000 | $220,000+ | Before land, financing, and major unusual work |
What a single wide costs from purchase to move-in
A new single-wide manufactured home commonly costs $45,000-$125,000 for the unit. A typical 900- to 1,100-square-foot model with standard finishes is often $65,000-$95,000, or roughly $65-$100 per square foot for the home. These figures generally do not include land, delivery, foundation, utility hookups, or site preparation.
For a standard home on an owned, accessible lot, a practical installed budget is about $95,000-$160,000. A small basic model on a prepared site may come in below that range. A larger model, upgraded interior, long haul, well and septic installation, or extensive grading can push the total above $200,000. Land purchases are additional and vary too widely by location to include in a national home estimate.
Dealer quotes may use different definitions of “home price.” Some include appliances or delivery within a set radius; others quote the home alone. Buyers should request a written price that lists included work, exclusions, taxes, and the model’s square footage. Assumptions: new home, standard finishes, U.S. dollars, owned land, and no major environmental or access problems.
How delivery, foundation, and setup appear in the quote
Installation is a collection of separate tasks, not a single universal fee. The table gives common planning ranges; local quotes may combine several items into one package. Foundation requirements and connection standards depend on location, soil, climate, and the home’s installation plan.
| Quote item | Low | Typical | High | Pricing basis |
|---|---|---|---|---|
| Freight and delivery | $2,000 | $5,000 | $12,000 | Distance, route, and permits for transport |
| Foundation or support system | $3,000 | $8,000 | $18,000 | Pad, piers, anchoring, or engineered work |
| Set, level, and secure home | $3,000 | $6,000 | $12,000 | Often quoted as a project charge |
| Utility connections | $2,000 | $8,000 | $30,000+ | Distance and existing service determine scope |
| Permits and inspections | $300 | $1,500 | $5,000 | Local fees and required reviews |
| Steps, skirting, and final work | $1,000 | $4,000 | $10,000 | Materials, access, and finish level |
Costs in the table are not always additive: a dealer or installer may bundle freight, setting, and leveling. Septic systems, wells, major electrical service extensions, and retaining work can exceed the high figures shown for ordinary connections. Compare scope line by line, because a low home quote may exclude thousands of dollars in setup work.
Labor estimates can be useful when the contractor bills by time. Common crew rates range from $60-$125 per worker-hour, with specialized transport or crane work billed differently. A three-person crew working 10-16 hours at $75-$110 per worker-hour represents $2,250-$5,280 in labor before equipment, travel, or materials.
Why square footage and finish level change the price
Single wides commonly range from about 600 to 1,200 square feet. A compact 600- to 800-square-foot floor plan may cost $45,000-$75,000 for the home, while a 1,000- to 1,200-square-foot model often runs $75,000-$125,000. Larger models usually cost more overall, though added square footage can reduce the price per square foot.
Finish packages can shift the quote substantially. Standard laminate counters, basic flooring, and builder-grade fixtures help keep the base price down. Upgraded cabinets, solid-surface counters, premium appliances, additional insulation, and enhanced windows can add roughly $3,000-$15,000, depending on selections and availability.
Climate and code requirements matter too. A home ordered with higher insulation performance or upgraded windows may cost more initially but can reduce heating and cooling demand. Buyers should verify that the specific model meets local requirements before ordering; required options can affect the factory price and avoid costly changes later. Square footage and selected factory options are usually more predictable cost drivers than cosmetic changes made after delivery.
Which lot conditions raise delivery and installation charges?
Freight pricing depends on the plant or dealer distance, route, road restrictions, and whether the home can reach the pad without special handling. A short, straightforward delivery may cost $2,000-$4,000; a 200-mile haul, difficult route, or escort requirement can push freight to $7,000-$12,000 or more. Confirm the mileage limit and extra-mile rate in writing.
Site preparation becomes more expensive when the pad is sloped, soft, wooded, or difficult for trucks to reach. Basic grading on a level lot may cost $1,000-$4,000. Significant clearing, drainage, or earthmoving can run $5,000-$20,000+, while steep slopes or poor soil may require engineering and specialized foundation work. A narrow entrance, overhead wires, or limited turning space can also require tree removal or equipment changes.
Utility distance is another major threshold. Connecting a home within 50 feet of existing water, sewer, and electrical service may cost a few thousand dollars; runs longer than 100 feet can add several thousand, especially if trenching crosses pavement or rocky ground. Have the lot evaluated before signing a home order, particularly when the pad is over 100 feet from services or the delivery route is constrained.
How do regional prices differ across the United States?
Home factory prices are not the only regional difference. Freight distance, labor availability, permitting, foundations, and the cost of utility work can make installed totals vary. As a broad planning estimate, a straightforward project in a lower-cost rural market may be 5%-15% below the national midpoint, while high-cost metro or coastal markets can be 10%-25% above it.
In parts of the South and Midwest, where manufactured housing is common and dealer networks are established, a standard installation may fall near the lower or middle part of the national range. Northeast and West Coast projects can cost more when labor, transport, local approvals, or seismic and wind requirements add work. Remote areas may have lower land prices but higher freight and utility-extension costs.
These are directional comparisons, not fixed regional price lists. A rural property with an existing well and septic may be less expensive than a suburban lot that needs sewer and electrical extensions, even if the rural location is farther from the dealer. Use local quotes for the installed total rather than applying a regional percentage to the home-only price.
Three realistic single-wide project budgets
The examples below show how a similar home can produce different totals. They assume land is already owned and exclude financing, landscaping, and unusual code work. The average figures are planning examples, not guaranteed market prices.
| Scenario | Home and size | Delivery and setup | Site and connections | Estimated total |
|---|---|---|---|---|
| Basic, prepared lot | 700 sq ft, $55,000 | $8,000 | $7,000 | $70,000 |
| Typical standard install | 1,000 sq ft, $82,000 | $15,000 | $18,000 | $115,000 |
| Upgraded, remote site | 1,150 sq ft, $110,000 | $25,000 | $40,000 | $175,000 |
In the basic example, the lot already has suitable access and nearby utilities. The typical project allows for ordinary foundation work, setup, and utility connections. The remote example includes higher freight, upgrades, and substantial site or service work, but not a land purchase.
Labor is embedded in the delivery and setup figures rather than itemized separately. A local estimate should identify whether the price includes transport permits, blocking and anchoring, steps, skirting, HVAC connection, and final inspection. Ask each bidder to price the same floor plan and the same site-work checklist before comparing totals.
What site work and fees are easy to miss?
Common omissions include tree clearing, driveway improvements, soil testing, drainage, trenching, and temporary access for delivery equipment. Well drilling can cost roughly $5,000-$15,000 or more, depending on depth and geology; septic installation often ranges from $6,000-$20,000+, depending on system design and soil conditions. These are separate from the manufactured home and may require local approvals.
Other possible charges include transport escorts, crane service, utility-company fees, sales or use taxes, permit reviews, and inspections. A crane may add $1,000-$5,000 or more when a home cannot be set directly from the transport equipment. Existing structures may require demolition and disposal, commonly adding $2,000-$10,000 depending on size and material.
Some areas require wind, snow-load, energy, or foundation specifications that differ from the dealer’s standard package. Ask the building department and utility providers which permits and connections are required before ordering. A contingency of 10%-15% of the site and installation budget can help cover concealed conditions without treating optional upgrades as necessities.
Where can buyers trim the home price without cutting essentials?
Choose a floor plan that meets actual space needs rather than paying for unused square footage. Standard factory finishes, a simple roofline, and a commonly stocked model can reduce the initial quote. Compare the cost of factory-installed options with locally sourced work, but confirm warranty terms and code compliance before moving any installation task outside the dealer’s package.
Site preparation can also be controlled. Clear only the delivery path and building pad, obtain utility locations before trenching, and arrange a site visit so the contractor prices grading accurately. Scheduling during a less congested period may improve availability, although weather, factory lead times, and local contractor calendars make savings unpredictable.
Get at least three written bids that separately show the home, freight, foundation, setup, utility connections, permits, and exclusions. A cheaper quote is not a savings if it leaves essential work unpriced. Keep required structural, anchoring, and climate options; focus savings on unnecessary upgrades, avoidable site changes, and unclear bundled charges.