New mobile home prices commonly range from about $60,000 for a basic single-wide to more than $250,000 for a larger custom design, before land. Size, interior finishes, delivery distance, foundation work, utility connections, and local labor have the biggest effect on the final budget.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Single-wide home | $60,000 | $85,000 | $120,000 | Factory price; typically 600-1,300 sq ft |
| Double-wide home | $100,000 | $150,000 | $220,000 | Factory price; typically 1,000-2,300 sq ft |
| Triple-wide or custom home | $180,000 | $250,000 | $350,000+ | Factory price; larger plans and upgraded finishes |
| Delivery and setup | $8,000 | $18,000 | $40,000+ | Varies with distance, access, and site conditions |
Assumptions: New homes, U.S. pricing, standard finishes, and land excluded. High figures reflect larger plans or extensive upgrades.
What single-wide and double-wide designs usually cost
Factory prices depend on square footage, layout, and finish package. A basic single-wide with one or two bedrooms often costs $60,000-$100,000, while a midrange three-bedroom model may reach $120,000. Double-wides provide more room for separate living areas and commonly cost $100,000-$180,000; premium plans can exceed $220,000.
For a rough comparison, factory pricing often works out to about $50-$110 per sq ft. That rate is not a turnkey price: delivery, foundation, utility work, permits, and site preparation may add substantially. A typical buyer should budget for the home and installation separately.
Which delivery, foundation, and setup charges enter the quote
Ask whether the quote covers transport, assembly, anchoring, stairs, and utility connections. Some retailers advertise the home alone, while others include selected setup work. The following ranges are planning estimates rather than guaranteed package prices.
| Quote item | Typical range | Common pricing basis | What changes the charge |
|---|---|---|---|
| Delivery | $3,000-$12,000 | $5-$15 per mile beyond a local radius | Distance, escorts, route access |
| Foundation and anchoring | $4,000-$15,000 | $4-$12 per sq ft | Soil, foundation type, wind requirements |
| Set and assembly labor | $3,000-$10,000 | $75-$125 per crew-hour | Home sections, site access, crane use |
| Utility hookups | $3,000-$20,000 | $1,500-$8,000 per service | Distance to water, sewer, power, or gas |
| Site preparation and permits | $2,000-$15,000 | $500-$3,000 per permit or inspection | Grading, local rules, drainage needs |
Assumptions: Ordinary access and no major well, septic, retaining-wall, or road construction. A low factory price can rise quickly when the lot needs extensive groundwork.
How square footage, roof style, and finishes change prices
Each additional 100 sq ft may add roughly $5,000-$11,000 to the factory price, depending on the plan and finish level. Going from a 900-sq-ft single-wide to a 1,500-sq-ft double-wide can increase the home price by $30,000-$80,000, before the wider foundation and transport costs.
Roof pitch, insulation, cabinetry, flooring, and appliance packages also matter. A standard finish package may be included in the base price, while upgraded counters, tiled showers, energy-efficient windows, or premium siding can add $5,000-$25,000 or more. Homes built for higher wind or snow loads may require code-specific options. Compare equivalent square footage and specifications, not just the advertised starting price.
How to lower the price without losing needed space
Choose a floor plan close to the household’s actual space needs; reducing 200 sq ft can save roughly $10,000-$22,000 on the home itself. Standard cabinet, flooring, and appliance packages usually cost less than selecting each upgrade separately. Keep structural options that affect local code or climate, and price cosmetic changes individually.
Prepare the lot before delivery when possible, but get a contractor’s written scope so grading or driveway work is not duplicated. Request itemized quotes from at least three retailers and ask each to identify exclusions, delivery distance, setup, taxes, and warranty terms. Comparing the same plan and installation scope makes price differences meaningful.
Why delivered prices differ across U.S. regions
Local labor availability, transport routes, weather requirements, and building rules affect the installed total. As a broad planning adjustment, rural markets with nearby factories may come in 5%-15% below a national baseline, while high-cost metro areas can run 10%-25% higher. Remote lots may cost more even in otherwise lower-priced regions because hauling and utility extensions are expensive.
Coastal wind zones, heavy-snow areas, and places with strict energy codes may require upgraded construction or inspections. Those requirements can add several thousand dollars, and local permits vary widely. Use regional adjustments only as a starting point; the dealer’s delivery and setup quote should reflect the actual lot.
Three example budgets for common manufactured home plans
A 900-sq-ft, two-bedroom single-wide with standard finishes might cost $78,000 for the home, $9,000 for delivery and setup, and $8,000 for hookups and basic site work, for about $95,000 before land. A 1,500-sq-ft, three-bedroom double-wide might total $165,000 for the home, $18,000 for delivery and setup, and $15,000 for site and utility work, or about $198,000.
A 2,200-sq-ft upgraded double-wide or triple-wide could cost $245,000 for the home, $28,000 for transport and assembly, and $25,000 for foundation, permits, and utilities, totaling about $298,000 before land. These examples assume ordinary access and no major well or septic installation. Lot conditions can shift these totals by tens of thousands of dollars.
What land, septic, and access problems add to the budget
Land is separate from the home price and can range from a few thousand dollars in some rural areas to well over $100,000 near growing cities. A private well may cost $5,000-$15,000, while a septic system commonly runs $5,000-$20,000 depending on soil and local requirements. Connecting to municipal water or sewer can be less expensive when lines are close, but long extensions can exceed those ranges.
Narrow roads, steep grades, tree removal, soft soil, or a long utility run can trigger crane, grading, or access charges. Before signing, confirm that the site can accommodate the home’s width and delivery equipment. A site visit can identify costly access and utility issues before the purchase contract is final.
When a used home or smaller plan costs less overall
A used manufactured home may sell for less than a new model, but relocation, inspection, repairs, and code compliance can narrow the savings. Moving an existing home may cost $10,000-$30,000 or more, and older units may need roof, plumbing, or structural work. A smaller new plan can be easier to price because its delivery and setup scope is known upfront.
Compare the full cost of purchase, moving, repairs, and installation with a new home quote that includes setup. Check the condition of the frame, roof, plumbing, and electrical system before buying used, and confirm local rules allow the home on the intended lot. The lowest purchase price is not always the lowest installed cost.