A new mobile home, also called a manufactured home, typically costs $90,000-$350,000 for the home and standard delivery and setup, excluding land. New mobile home prices depend most on size, factory options, local labor, site preparation, and whether utility connections or a foundation are included.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Single-wide home and standard setup | $70,000 | $115,000 | $170,000 | About 600-1,200 sq ft; excludes land |
| Double-wide home and standard setup | $130,000 | $225,000 | $350,000 | About 1,200-2,400 sq ft; excludes land |
| Triple-wide home and standard setup | $220,000 | $325,000 | $475,000 | About 2,000-3,000 sq ft; excludes land |
| Land purchase | $10,000 | $50,000 | $200,000+ | Highly dependent on location and utilities |
What a New Mobile Home Costs by Size
Prices for the home alone commonly range from $55,000-$110,000 for a basic single-wide, $100,000-$230,000 for a double-wide, and $180,000-$350,000 or more for a triple-wide. These ranges assume standard finishes and a factory-built home ordered from a dealer; premium cabinets, appliances, roof packages, and energy upgrades raise the price.
Installed totals are higher because transport, setup, and site work are separate charges. A practical budget for a standard home and ordinary setup is about $70-$150 per finished square foot, before land. A 1,000-square-foot single-wide may land near $115,000, while a 1,800-square-foot double-wide may be around $225,000.
Assumptions: typical U.S. dealer pricing, standard finishes, normal truck access, and no major grading or utility extension.
Factory Options, Transport, and Setup in the Quote
Dealer quotes may bundle some charges and list others separately, so buyers should compare the written inclusions. The following ranges are common planning allowances, not fixed national fees.
| Quote component | Low | Average | High | Pricing basis |
|---|---|---|---|---|
| Factory home package | $55,000 | $150,000 | $350,000 | Single- to triple-wide |
| Delivery and haul | $2,000 | $6,000 | $15,000 | Distance, width, route |
| Foundation and anchoring | $4,000 | $10,000 | $25,000 | Pad, piers, or engineered system |
| Set, join, and finish | $3,000 | $8,000 | $18,000 | More for multi-section homes |
| Utility hookups and permits | $2,000 | $8,000 | $30,000 | Distance and local requirements |
Ask whether the quoted total includes delivery, crane or escort fees, anchoring, marriage-line finishing, steps, permits, and utility connections. Labor can be estimated with ; setup crews and local trades often bill roughly $50-$100 per hour per worker, though many charge by the job.
How Width, Square Footage, and Finish Level Change Price
A single-wide is typically 14-18 feet wide and costs less to transport and install than a double-wide, commonly 20-32 feet wide in two sections. Larger homes may require escorts, route surveys, cranes, or special permits. These transportation requirements can add thousands of dollars, especially when the site is remote or has narrow roads.
Size and finish also matter: moving from a basic 800-square-foot plan to a 1,200-square-foot plan can add $20,000-$50,000 or more, depending on layout and options. Upgraded insulation, premium flooring, and larger HVAC equipment can add approximately $5,000-$25,000. Compare homes using the same floor plan, included options, and setup scope rather than the advertised base price alone.
How Land, Foundation, and Utility Distance Affect the Total
Land is a separate expense unless the dealer explicitly includes a lot. A rural parcel might cost $10,000-$50,000, while desirable suburban land can exceed $100,000. A lot that is inexpensive to buy may still require substantial work before a home can be placed.
Clearing, grading, drainage, and driveway work can cost $2,000-$15,000 on a straightforward site, or $20,000-$50,000 when terrain is steep or extensive. Extending water, sewer, electric, or gas may add $1,000-$30,000 or more. A septic system or well can add approximately $5,000-$20,000 each, depending on local conditions. Get a site evaluation before treating a dealer’s home-and-setup quote as the move-in total.
What Buyers Pay for Delivery and Installation Labor
Delivery pricing often reflects mileage, home width, route restrictions, and whether the home is delivered in one or multiple sections. A nearby, accessible site may keep hauling near $2,000-$5,000; long-distance transport, escorts, or difficult access can push it to $10,000-$15,000 or more.
Installation commonly takes one to several days for the set and joining work, followed by separate trades for utilities, inspections, and finishing. A double-wide requires alignment and sealing where the sections meet. Confirm the schedule and responsibility for each trade, since a low installation fee may exclude steps, skirting, HVAC connections, or final inspections.
How Regional Labor and Site Conditions Shift Quotes
Prices vary by dealer competition, labor supply, transport distance, and local building requirements. In high-cost coastal metros, installed labor and site work may run 10%-25% above a national-style estimate; rural areas can be 5%-15% lower when access is simple and qualified crews are available.
Remote locations do not always save money: hauling beyond a dealer’s usual service area may add $1,000-$5,000, and limited contractors can increase setup rates. State and county requirements also differ, including foundation design, wind or snow loads, and inspections. Compare at least three local quotes with the same home model and a line-item site-work scope.
Three Sample New Home Budgets Before Land
| Home and scope | Home price | Delivery and setup | Site and utilities | Estimated total |
|---|---|---|---|---|
| 900 sq ft single-wide, basic finish | $65,000 | $10,000 | $12,000 | $87,000 |
| 1,600 sq ft double-wide, midrange options | $155,000 | $22,000 | $25,000 | $202,000 |
| 2,400 sq ft triple-wide, upgraded finish | $260,000 | $35,000 | $45,000 | $340,000 |
Examples assume ordinary access and exclude land, financing, furnishings, and unusual code upgrades. Actual quotes vary by region and dealer.
Which Mobile Home Costs Can Be Reduced Safely
Choosing a smaller floor plan, standard finish package, and locally stocked model can reduce both factory options and transport expense. Limiting custom changes may also shorten the order process and make competing quotes easier to compare. Buyers can ask for separate prices for upgrades such as premium appliances, porch packages, and decorative skirting.
Site preparation is a poor place to cut costs without inspection. Drainage, anchoring, and code-compliant connections protect the home and may be required for financing or insurance. Save through controlled options and comparable bids, not by omitting required foundation, tie-down, or utility work. Request a final written estimate that identifies exclusions, change-order rates, and who pays for permits or delivery complications.