How Much Is a Manufactured Home? Complete 2025 Pricing Guide

Key Takeaways:

The average cost of a new manufactured home in the U.S. is $109,400, with single-wides averaging $81,281 and double-wides $164,678.

Costs vary by region, size, features, and whether you buy new or used.

Additional expenses like land, installation, utilities, and insurance can significantly impact your total investment.

Financing options include FHA, VA, chattel, and conventional loans, each with unique requirements.

Careful budgeting and research are essential for a successful manufactured home purchase.

Are you tired of watching home prices skyrocket while your dream of homeownership feels more distant than ever? If you’re wondering how much is a manufactured home and whether it could be the affordable solution you’ve been searching for, you’re not alone. Millions of Americans are discovering that manufactured homes offer a practical path to homeownership without breaking the bank.

This comprehensive guide explores everything you need to know about how much is a manufactured home in 2025. From average prices and cost breakdowns to financing options and hidden expenses, you’ll find clear answers to your most pressing questions. Whether you’re a first-time buyer or considering downsizing, understanding the true cost of a manufactured home is the first step toward making a smart investment.

Table of Contents

What Is a Manufactured Home?

Understanding Manufactured Homes

A manufactured home is a factory-built dwelling constructed to federal HUD standards and transported to its final site. Unlike traditional site-built homes, manufactured homes are assembled in a controlled environment, which helps keep costs down and quality consistent.

Manufactured vs. Mobile vs. Modular Homes

Manufactured Homes: Built after 1976 to HUD standards, delivered in one or more sections, and can be placed on a permanent or temporary foundation.
Mobile Homes: Built before 1976, often with fewer safety and construction standards.
Modular Homes: Also factory-built but constructed to local building codes and assembled on-site in sections.

A Brief History and Growing Popularity

Manufactured homes have evolved dramatically since the 1970s. Once seen as a temporary or lower-quality option, today’s models offer modern amenities, energy efficiency, and stylish designs. Their affordability and flexibility have made them increasingly popular, especially as housing prices rise nationwide.

Benefits of Manufactured Homes

Affordability: Lower cost per square foot than site-built homes.
Speed: Faster construction and setup.
Flexibility: Can be placed on owned land or in a community.
Customization: Wide range of floor plans and features.

Average Cost of a Manufactured Home

National and Regional Price Ranges

So, how much is a manufactured home in 2025? The answer depends on several factors, but here are the latest averages:

Home Type	Average Price (2024)
Single-wide	$81,281
Double-wide+	$164,678
All sizes (avg.)	$109,400

Single-wide homes typically range from 784 to 1,440 square feet.
Double-wide and larger homes offer more space and amenities, reflected in their higher price.

Regional Price Differences

Midwest and South: Generally lower prices due to cheaper land and lower labor costs.
Coastal and Urban Areas: Higher prices, especially for land and delivery.

For example, Michigan and Arizona often have prices well below the national average, while states like California and New York are on the higher end.

Manufactured vs. Site-Built Homes

Manufactured homes: Average $49 per square foot.
Site-built homes: Average $107 per square foot.

This significant difference makes manufactured homes an attractive option for budget-conscious buyers.

Factors Affecting the Cost of Manufactured Homes

Size and Square Footage

Single-wide: More affordable, smaller footprint.
Double-wide/Triple-wide: Higher cost, more living space.

Home Model and Customization

Upgraded kitchens, bathrooms, and flooring can increase the price.
Custom floor plans and luxury features add to the base cost.

Quality of Materials and Construction

Higher-grade materials and energy-efficient options may cost more upfront but save money long-term.

Location and Land Costs

Land prices vary dramatically by region.
Urban and coastal areas typically have higher land costs.

Delivery and Setup Fees

Delivery distance and site accessibility impact transportation costs.
Setup fees include foundation, anchoring, and assembly.

Additional Features

Porches, decks, garages, and landscaping are often extra.

Detailed Cost Breakdown

Base Price of the Home

The sticker price covers the home itself, but not much else.

Transportation and Installation

Delivery: $2,000–$10,000+ depending on distance and complexity.
Installation: Includes foundation, anchoring, and assembly.

Utility Hook-Up Expenses

Water, sewer, and electricity connections: $2,500–$10,000+.

Permitting and Inspection Fees

Local governments require permits and inspections, with fees varying by area.

Land Purchase or Lease

Buying land can be a major expense.
Leasing land in a manufactured home community is often more affordable but may limit financing options.

Insurance and Taxes

Homeowners insurance and property taxes are ongoing costs.
Rates depend on location, home value, and classification (real property vs. personal property).

Comparing Costs: New vs. Used Manufactured Homes

Price Differences

New homes: $81,281 (single-wide) to $164,678 (double-wide+).
Used homes: Prices vary widely based on age, condition, and location—often 20–40% less than new.

Pros and Cons of Buying Used

Pros:

Lower upfront cost.
Potential for negotiation.

Cons:

May require repairs or upgrades.
Limited warranty or none at all.
Financing can be more challenging.

Evaluating Condition and Value

Inspect for structural issues, water damage, and outdated systems.
Consider the cost of necessary repairs.

Where to Find Used Manufactured Homes

Online marketplaces (e.g., MHVillage, Zillow).
Local dealerships.
Manufactured home communities.

How Financing Impacts the Total Cost

Loan Options for Manufactured Homes

FHA Loans

Low down payments (as low as 3.5%).
Flexible credit requirements.
Available for homes on owned or leased land.

VA Loans

0% down payment for eligible veterans and active-duty military.
No mortgage insurance.
Home must be permanently affixed to owned land.

Chattel Loans

Used for homes without land (e.g., in leased communities).
Higher interest rates and shorter terms.

Conventional and USDA Loans

Conventional: Higher credit score and down payment required.
USDA: Zero down payment for homes in rural areas.

Interest Rates and Down Payments

Loan Type	Down Payment	Typical Term	Notes
FHA	3.5%+	Up to 30 yrs	Flexible, for new/used homes
VA	0%	20–25 yrs	For veterans, stricter rules
Chattel	5–20%	15–20 yrs	Higher rates, no land
Conventional	5–20%	Up to 30 yrs	Best rates, stricter credit
USDA	0%	Up to 30 yrs	Rural areas only

Financing New vs. Used Homes

New homes are easier to finance with more options.
Used homes may require higher down payments and have shorter loan terms.

Tips for Getting the Best Financing Deals

Shop around for lenders experienced with manufactured homes.
Improve your credit score before applying.
Consider total costs, not just monthly payments.

Additional Costs to Consider Beyond the Home Price

Site Preparation

Grading, clearing, and foundation work can add thousands to your budget.

Utility Installation and Connection

Costs depend on site conditions and local utility rates.

Maintenance and Repair Costs

Manufactured homes require regular upkeep, just like site-built homes.

Property Taxes and Insurance

Vary by location and home classification.

Homeowners Association Fees

Some communities charge monthly fees for amenities and maintenance.

How to Budget for a Manufactured Home Purchase

Setting a Realistic Budget

Include all costs: home, land, installation, utilities, taxes, insurance, and ongoing fees.

Strategies to Save Money

Compare quotes from multiple dealers and contractors.
Consider buying a used home in good condition.
Look for incentives or discounts from manufacturers.

Importance of Detailed Quotes and Contracts

Get everything in writing to avoid surprises.
Review contracts carefully before signing.

Working with Reputable Dealers and Contractors

Check reviews and references.
Verify licensing and insurance.

Frequently Asked Questions about Manufactured Home Costs

How much is a manufactured home on average?

The average cost is $109,400, with single-wides at $81,281 and double-wides at $164,678.

Are manufactured homes cheaper than traditional homes?

Yes, they cost less than half per square foot compared to site-built homes.

Can you finance a manufactured home like a regular house?

Yes, but options depend on land ownership, home type, and your credit profile.

What hidden costs should buyers expect?

Delivery, installation, utility hookups, permits, land, insurance, and taxes can all add to the total price.

Conclusion

Understanding how much is a manufactured home is the first step toward making a smart, affordable housing choice. With average prices well below those of site-built homes, manufactured homes offer a practical path to homeownership for many Americans. However, it’s essential to consider all costs—base price, land, installation, utilities, and ongoing expenses—when budgeting for your purchase.

Financing options are available for a wide range of buyers, but terms and requirements vary. Take the time to research lenders, compare quotes, and work with reputable professionals to ensure a smooth buying process.

Ready to take the next step? Contact your local manufactured home dealership or housing consultant for personalized cost estimates and expert guidance tailored to your needs.

Home Decor By Brittany