You’re here because you typed “How Much Does a Mobile Home Cost” and you want a straight, real-world number—not just a sticker price. In the next few minutes, you’ll see the home-only price, the add-ons (delivery, setup, skirting, permits), the monthly costs (lot rent, insurance, utilities), and how financing changes the total. Keep reading and you’ll walk away able to answer how much a mobile home costs for your situation—without surprises.
Quick Answer: How Much Does a Mobile Home Cost in 2025?
Short Version: the Home Itself averages about $88,500 for a New Single-Section and $152,900 for a New Multi-Section (Double-Wide)—Land not Included. Those are the latest federal averages (April 2025).
If you’re asking How Much a Mobile Home Costs to Move Into, a realistic all-in starting range (home + delivery + setup + basic skirting/steps, no land) often looks like:
- New Single-Section: roughly $100k–$130k
- New Double-Section: roughly $165k–$210k
Why the spread? Delivery distance, site complexity, and local labour/permit rules. The home-only averages above are hard data; delivery, setup, and skirting are typical national ranges.
What “Mobile Home” Means Today (So Your Quotes Match)
When most people ask, ‘How much does a mobile home cost?’ they actually mean a manufacturedhome—the modern version built to a federal safety code.
Manufactured vs. “Mobile” vs. Modular
- Manufactured Home: built to the federal HUD Code (24 CFR Part 3280). That’s today’s standard and what lenders/insurers rely on.
- “Mobile” Home: pre-1976 units (before the HUD Code). People still say “mobile”, but current prices/data refer to Manufactured homes.
- Modular: factory-built to local/state Site-Built codes, usually on permanent foundations. Different pricing path.
Why the HUD Date Matters
Many loans, parks, and insurers draw the line at the HUD standard. It’s one reason two buyers asking How Much a Mobile Home Costs can get very different answers from lenders and communities.
What Most Price Data Includes
Government “average sales price” figures are Home-Only—no land, no delivery, no setup. That’s why we add the missing pieces below.
Base Prices by Size: Where the Number Starts
When you compare quotes and wonder How Much a Mobile Home Costs before add-ons, start here.
Current National Averages (Home-Only)
- Single-Section: $88,500 (Apr 2025)
- Multi-Section: $152,900 (Apr 2025)
These move a bit month to month and vary by region.
What Pushes the Base Up or Down
Square footage, number of sections, insulation package, drywall vs. panelling, roof type, window class, and kitchen/bath upgrades. Even when you keep finishes modest, switching from single to multi-section raises both the purchase price and the later delivery/setup bill.
What’s Not Included in the Base
Delivery, set-up/levelling/tie-downs, skirting/steps, site work, permits, and utility connections. These are real costs, not optional extras.
Delivery and Setup: The Sneaky Line Items
Here’s where “great deal” ads get real. If you’re pricing how much a mobile home costs the right way, you add these early.
Transport and Move
A full-service move (typical distance) is Around $6,500 for a Single-Wide and About $11,500 for a Double-Wide on average. Longer distances, escorts, and tougher routes add cost.
Installation (Blocking, Leveling, Tie-Downs)
Installation must follow Federal Installation Standards (24 CFR Part 3285) and, in HUD-administered states, be performed and certified by qualified installers under Part 3286. Your quote should spell out scope, especially foundations/anchoring.
Skirting and Entry Steps
Skirting is more than looks—it protects under-home systems and helps with energy control. Expect About $1,500–$5,000 for common materials (low-end vinyl; higher-end faux stone/brick). Steps/porches are extra.
Land Decisions: Buy a Lot or Rent a Lot?
This choice often swings the final answer to ‘How Much Does a Mobile Home Cost?’ more than any upgrade.
Renting a Lot (Land-Lease Communities)
Lot (site) rent varies widely by market and operator. Industry snapshots in 2024–2025 show High Occupancy and Fast-Rising Site Rents, with some regions posting annual rent growth around 7%+ and certain states seeing steep multi-year increases.
Buying Land
You control the site and avoid lot-rent hikes, but you’ll handle due diligence (zoning, septic or sewer, utility runs) and may need a Specific Foundation for mortgage eligibility. That foundation requirement can be the key to lower-rate financing.
How this Changes Your Monthly Number
On a rented lot, your monthly is Loan + Lot Rent + Insurance + Utilities. On owned land, it’s Loan (Home + Land if Mortgaged) + Taxes/Insurance + Utilities. Same home, very different maths.
Ongoing Monthly Costs to Plan For
Even after you’ve nailed the purchase and setup, the “how much does a mobile home cost” story continues each month.
Insurance
Most lenders and communities require it. A typical national range is roughly $700–$1,500 Per Year, but location and coverage drive the final premium. Storm-exposed areas run higher.
Utilities, Taxes, and Community Fees
- Utilities: climate, insulation and appliance efficiency are the big levers.
- Property Taxes: if you own the land, you’ll pay land taxes; treatment of the home itself varies by state.
- Community Fees: some parks bundle water/sewer/trash or amenities into site rent; others bill separately.
Financing Basics that Change the “Real” Cost
Two buyers can purchase the same model and end up with different monthly payments. Why? Loan type.
Chattel vs. Mortgage (Plain English)
- Chattel Loan: finances The Home Only (common when you rent the lot). It typically carries Higher Interest Rates and Shorter Terms than a standard mortgage.
- Mortgage (Real Property): finances a home and Land on a permanent, code-compliant foundation. Usually lower rates and longer terms—but more requirements.
Federal and independent research shows chattel loans are widely used and generally more expensive than mortgages.
What this Means for “How Much Does a Mobile Home Cost” Monthly
If you can qualify for a mortgage (land + proper foundation/title), your monthly payment often drops compared with a chattel loan—sometimes enough to offset higher upfront site work.
Quick Comparison Checklist
Ask lenders for Side-by-Side Quotes: chattel vs. mortgage, same down payment, same term. Make sure both include estimated taxes/insurance where relevant.
Regional Price Differences (and Why they Matter)
Average prices shift by region and size. Recent tables show the West often higher than the South, with the Northeast/Midwest in between—and single vs. double sections priced differently in each region. If you’re refining How Much a Mobile Home Costs in your state, pull the latest regional/size table and match it to your plan.
What Actually Drives the Number (and How to Control it)
When two quotes for “the same home” are thousands apart, it’s usually these drivers:
Home Size and Layout
More sections and more square footage raise both the Base Price and the Setup Bill (more to transport and “marry”). That’s why a double-wide’s answer to ‘How Much Does a Mobile Home Cost?’ is twice as high—at purchase and at installation.
Features and Finishes
Insulation upgrades, drywall, metal roofs, higher roof pitches, better windows, and premium flooring add upfront cost but can lower long-term bills.
Site Complexity and Distance
Steep driveways, soft soils, long utility runs, and extra escorts add time and money. Budget a buffer for site surprises.
Local Market and Operator
In land-lease communities, the Site-Rent Trend (and how often it rises) can shape your five-year cost more than a countertop upgrade. Recent reports show strong demand, high occupancies, and rent growth that outpaces general inflation in many markets.
Two Simple Budgets (So You Can Plug in Your numbers)
These aren’t quotes—just clean math you can adapt. They show how we go from “home-only” to a realistic move-in number when someone asks, “How much does a mobile home cost?”
Example A: New Single-Section on a Rented Lot
- New home (national avg.): $88,500
- Delivery & full-service setup: $6,500
- Skirting + steps: $2,500
- Basic permits/utility tie-ins: $2,000
Move-in Total: ~$99,500 (before taxes/insurance)
Monthly adds: site rent (varies by market), insurance (est. $700–$1,500/yr).
Example B: New Double-Section on a Rented lot
- New home (national avg.): $152,900
- Delivery & full-service setup: $11,500
- Skirting/porch upgrades: $4,000
- Permits/utility tie-ins (larger scope): $3,500
Move-in Total: ~$171,900 (before taxes/insurance)
Monthly adds: site rent (market-dependent), insurance (midpoint often ~$1,100–$1,300/yr).
If you’re buying land, add your land price/closing costs and any required Permanent Foundation to qualify for a mortgage. Ask your lender what foundation/title steps they’ll need Before you do site work.
Step-by-Step: Price Your Move-in Total
Use this when someone in your circle asks, ‘How much does a mobile home cost?‘ and you want a solid answer, fast.
- Pick Your Model and Size. Note single vs. multi-section.
- Confirm What the Base Price Includes. Some dealers bundle short-range delivery; many don’t.
- Get Written Bids for delivery, installation, skirting, steps/porch, permits, and utility connections.
- Decide Land vs. Lot. If a lot, get the exact monthly rent and what it covers; if land, confirm zoning/septic and any required foundation.
- Choose Financing. Ask for Chattel vs. Mortgage scenarios side by side.
- Add Insurance and a small buffer for surprise site work.
FAQ’s
1) How Much Does a Used Mobile Home Cost?
Used prices swing with age, size, condition, and whether land is included. A solid national snapshot: the Average Sale Price of an Existing Manufactured Home Was About $71,629 (2023). In lower-cost markets you’ll see many pre-owned singles below that average; newer/larger homes with land can run higher. Always check local comps before you decide.
2) Cost of Manufactured Homes Installed?
Think Home Price + Delivery/Move + Installation + Skirting + Permits/Utilities. Typical move averages run ~$6,500 for a Single-Wide and ~$11,500 for a Double-Wide. Skirting commonly adds ~$1,500–$5,000, depending on material and size. All-in purchase-and-setup for new homes often lands ~$100k–$300k+ depending on size, specs, and site work (before land).
3) Double Wide Mobile Home Prices Near Me?
For the Home Itself, the latest national Double-Section Average is ~$152,900 (Apr 2025). Regions vary: recent tables show the West ~ $167,500 and the South ~ $149,900. Add local delivery, setup, skirting, and permits (often ~$10k–$15k+) to get a realistic move-in price in your area.
4) How Much Does a Double Wide Mobile Home Cost?
Short answer: a New Double-Wide Averages About $152,900 for the home only (Apr 2025). Plan for an Installed total that’s higher once you include transport, installation, and skirting; that commonly pushes the Move-in number into the Mid-$160ks to low-$200ks range (before land).
5) Single Wide Mobile Homes Under $35,000
New singles under $35k are rare today—the Average new Single-Section is About $88,500 (Apr 2025). You can find Pre-Owned single-wides under $35k in many markets, especially older units or homes sold “as-is.” Use local comps to check condition, age, and whether land or only the home is included.
Conclusion
So—How Much Does a Mobile Home Cost in 2025? If you’re buying new, plan around $100k–$130k all-in for a typical Single-Section setup and $165k–$210k for a Double-Section, Before Land. The base home price is only part of the story; Delivery, Installation, Skirting, Permits, and Insurance round out the move-in number, while Lot Rent or Land + Foundation and Loan Type shape the monthly. Use the step-by-step list above, plug in your local quotes, and you’ll have a clean, confident answer to How Much Does a Mobile Home Cost for Your plan.
