Prices for a double wide manufactured home typically range from about 80 000 to 260 000 dollars before financing, with most buyers paying in the 120 000 to 180 000 band for quality, delivery, and setup. Main cost drivers include lot preparation, foundation or support, site utilities, zoning, transport, and installation. This guide presents a cost focused view with clear low average and high ranges to help budgeting.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Double wide home unit | 60 000 | 120 000 | 200 000 | Includes basic finishes; excludes site work |
| Delivery and setup | 8 000 | 15 000 | 40 000 | Includes crane and crew; depends on distance |
| Foundation or piers | 5 000 | 12 000 | 30 000 | Site dependent |
| Site prep and utilities | 7 000 | 14 000 | 40 000 | Electrical, plumbing, septic or sewer connections |
| Permits and inspections | 1 000 | 3 000 | 8 000 | Local codes vary |
| Add ons and upgrades | 3 000 | 10 000 | 40 000 | Appliances, flooring, cabinets |
| Delivery risk and contingency | 1 000 | 3 000 | 6 000 | Contingent on site conditions |
Assumptions: region, specs, labor hours Pricing reflects standard models and typical install conditions in the United States
Overview Of Costs
Total project ranges span from roughly 80 000 to 260 000, with typical mid range around 120 000 to 180 000 for a standard 1 600 to 2 000 square foot double wide. Per unit ranges often show a base home at 60 000–120 000 and delivery plus site work of 20 000–60 000 depending on distance and site readiness. Assumptions include a mid Atlantic to Southeast site, level lot, standard 8 12 foot interior finishes, and basic utility hookups.
Key cost items are the home itself, installation, and site work. Regional differences can shift total by a few tens of thousands, while upgrades to insulation, flooring, or kitchen finishes push the price upward.
Cost Breakdown
| Materials | Labor | Equipment | Permits | Delivery/Disposal | Accessories | Warranty | Overhead | Contingency | Taxes |
|---|---|---|---|---|---|---|---|---|---|
| 40 000–110 000 | 20 000–50 000 | 5 000–15 000 | 1 000–3 000 | 8 000–25 000 | 3 000–15 000 | 2 000–6 000 | 6 000–18 000 | 5 000–15 000 | 0–8 000 |
Two numeric drivers matter: first, a home size around 1 600–2 000 square feet with standard 2 to 3 bedrooms; second, roof and wall materials chosen for durability and climate. Labor hours and crew size affect installation costs Prices rise with higher-end finishes and extra plumbing runs.
What Drives Price
Criteria such as base model and site readiness have the largest impact on overall cost. The home’s insulation package, HVAC sizing, window quality, and kitchen upgrades change the price per square foot noticeably. A higher R value, a larger HVAC tonnage, and premium countertops push totals higher, while simpler finishes keep costs closer to the lower end.
Ways To Save
Shop for factory built options with standard features first to reduce customization fees. Negotiating inclusion of delivery, setup, and basic utilities in a bundled price can cut overall expenses. Financing costs, interest rates, and local incentives should be weighed against upfront savings.
Regional Price Differences
Pricing varies by region due to labor markets, permitting, and delivery distance. In the West rural areas may be closer to the low end, while dense urban markets can push costs higher. The Northeast often shows elevated permitting and logistics expenses, and the Southeast tends to have lower labor costs but higher utility hookup fees. Regional deltas can be plus or minus 15 to 25 percent compared to national averages.
Labor & Installation Time
Labor costs depend on crew size and time. A typical install spans 2 to 5 days for delivery, setup, and utility hookup, plus inspection windows. Labor rates commonly range from 40 to 70 dollars per hour, with crew callouts sometimes billed per day. Time overruns raise project totals quickly if delays occur.
Additional & Hidden Costs
Hidden items can include soil testing, impact fees, HVAC zoning, and land clearing. Surprise fees often arise from uphill driveways, difficult access, or permit delays. A cautious estimate adds a 5 to 15 percent contingency on the base total to cover these extras.
Real World Pricing Examples
Three scenario cards illustrate typical costs for a double wide project. Basic assumes a 1 600 sq ft home with standard finishes and straightforward site work. Mid-Range adds upgraded kitchen and insulation. Premium includes premium finishes, upgraded HVAC, and enhanced exterior options. Each includes delivery and setup with mixed utility connections.
Basic — 1 600 sq ft, standard finishes, 2 bedrooms, minimal site prep. Home 70 000, Delivery 12 000, Foundations 8 000, Permits 2 000, Utilities 6 000, Upgrades 3 000, Contingency 2 000, Total around 105 000.
Mid-Range — 1 800 sq ft, mid tier finishes, 3 bedrooms, moderate site work. Home 110 000, Delivery 15 000, Foundations 12 000, Permits 3 000, Utilities 9 000, Upgrades 10 000, Contingency 5 000, Total around 264 000.
Premium — 2 000 sq ft, high end finishes, energy efficient package, premium appliances. Home 170 000, Delivery 22 000, Foundations 20 000, Permits 5 000, Utilities 12 000, Upgrades 25 000, Contingency 10 000, Total around 264 000.