Mobile home prices typically range from about $50,000 for a basic single-wide to more than $180,000 for a large, upgraded double-wide, before land in many cases. The final price depends on floor plan, finishes, delivery distance, foundation, utility hookups, and local labor; pictures often show upgrades that are not included in the advertised base price.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| New single-wide home | $50,000 | $85,000 | $120,000 | Home only, typically 600-1,300 sq. ft. |
| New double-wide home | $100,000 | $150,000 | $220,000 | Home only, often 1,200-2,400 sq. ft. |
| Delivery and setup | $8,000 | $20,000 | $45,000+ | Distance, site work, and connections vary |
| Used manufactured home | $20,000 | $55,000 | $100,000+ | Condition, age, and whether land is included matter |
What Mobile Home Pictures Reveal About Typical Prices
Online photos can help compare single-wide, double-wide, and multi-section layouts, but they rarely establish the full purchase price. A pictured home may include upgraded cabinets, appliances, porches, landscaping, or furniture that adds to the builder’s base quote. Compare the home’s written specifications, not just its staged photos.
A standard new single-wide is often 600-1,300 square feet and costs about $50,000-$120,000 for the structure. Double-wides commonly measure 1,200-2,400 square feet and run $100,000-$220,000 before site expenses. High-end models and larger custom plans can exceed those ranges. Assumptions: U.S. factory-built homes, standard finishes, home price excludes land, delivery, and site preparation.
How Factory-Built Home Quotes Split Between Home and Setup
A quote should distinguish the factory-built home from transportation, installation, and site work. Some dealers advertise a home-only price; others bundle delivery and selected setup tasks. Ask which items are included and whether local taxes, permits, or utility work are separate.
| Quote component | Low | Average | High |
|---|---|---|---|
| Home materials and factory construction | $50,000 | $110,000 | $220,000+ |
| Delivery and crane, where needed | $3,000 | $8,000 | $20,000 |
| Labor and installation | $4,000 | $10,000 | $25,000 |
| Foundation and site preparation | $3,000 | $10,000 | $30,000+ |
| Permits and utility connections | $1,000 | $5,000 | $15,000+ |
Installation line items can add roughly $11,000-$45,000 or more beyond the home price. Unusual access, grading, long utility runs, or a permanent foundation can raise the total.
Which Floor Plans and Finishes Raise the Price
Square footage is a major price driver, but layout and finish level also affect the quote. A 900-square-foot single-wide with standard vinyl flooring and laminate counters will generally cost less than a similar-sized model with premium cabinetry, upgraded windows, and additional bathrooms. Extra bedrooms and bathrooms add plumbing and finish work.
As a rough planning estimate, each additional 100 square feet may add about $8,000-$18,000, depending on model and specifications. Upgraded appliances, cabinets, flooring, and fixtures may add $5,000-$25,000 or more as a package. Compare identical floor plans and option lists to judge whether a price difference is real.
Can a Used Mobile Home Cost Less Than a New One
Used homes can cost substantially less upfront, with many listings between $20,000 and $100,000. A well-maintained home in a desirable location may cost more, especially when the sale includes land. A low listing price may exclude moving, repairs, park fees, or the cost of obtaining approval to relocate the home.
Before buying, check the roof, subfloor, plumbing, electrical system, heating and cooling equipment, and signs of moisture. Moving an older home may be restricted or uneconomical, and repairs can erase the initial savings. Request an inspection and a written relocation estimate before comparing a used home with a new one.
Where Mobile Home Prices Run Higher Across the U.S.
Regional pricing reflects labor availability, transport distance, land preparation, permitting, and demand. As a broad comparison, delivered and installed project costs in high-cost coastal or major metro areas may be 10%-25% above a similar project in a lower-cost rural market. Rural areas can still have higher delivery charges if the factory is far away or roads limit access.
State and county requirements also affect foundations, wind resistance, snow loads, and inspections. Those requirements can change which models are allowed and what installation work is needed. Use local dealer quotes and county permit rules rather than applying a national average to the full project.
What Delivery, Foundation, and Utility Hookups Add
Site expenses depend on what is already available at the property. Clearing and grading may cost $1,000-$8,000 for a straightforward site, while difficult terrain or extensive excavation can exceed $15,000. A foundation may run $3,000-$15,000 for common setups and more for engineered or permanent systems.
Connecting water, sewer or septic, electricity, and gas may total $2,000-$12,000 when services are nearby. Long runs, a new well or septic system, or utility-company charges can push the bill higher. Delivery commonly costs $3,000-$20,000, depending on distance, permits, escorts, and equipment. Have the site evaluated before accepting a home-only price as a project budget.
How Three Common Home Packages Compare
These examples show why a home’s advertised price and its move-in-ready cost can differ. Actual quotes vary with region, home specifications, access, and utility availability.
| Example | Home price | Setup and site | Estimated total |
|---|---|---|---|
| 900-sq.-ft. single-wide, standard finishes | $65,000-$90,000 | $12,000-$25,000 | $77,000-$115,000 |
| 1,500-sq.-ft. double-wide, midrange finishes | $115,000-$165,000 | $18,000-$38,000 | $133,000-$203,000 |
| 2,000-sq.-ft. upgraded double-wide | $160,000-$220,000 | $25,000-$50,000 | $185,000-$270,000 |
Totals exclude land, financing costs, and major off-site utility extensions. A package described as turnkey should still be checked for specific exclusions, such as decks, appliances, landscaping, and permits.
Which Choices Lower a Mobile Home Budget
Choose a floor plan that meets current needs without paying for unused square footage or extra bathrooms. Standard finishes, fewer structural options, and a home already available near the delivery site can reduce the quote. Compare at least three itemized bids for the same model, options, delivery distance, and installation scope.
Ask whether site preparation, permits, and utility connections can be priced separately, and confirm who is responsible for each task. Completing simple clearing or access preparation may help when permitted and safe, but avoid work that could interfere with grading or installation. Keep a 10%-15% contingency for site conditions and costs not covered by the initial quote.