Manufactured home prices: Guide for budget-conscious buyers

With the average price of a new home now over $500,000, there’s one housing option quietly bucking the trend. Manufactured homes, with an average price well under half that number, are often overlooked, but they’re a practical way for aspiring homeowners who can’t afford the large mortgage payments that come with a traditional home.

In this guide, you’ll learn about typical manufactured home prices and what impacts them so you know what you’re dealing with in the market. You’ll also discover how Better can help you finance your dream home with a fast and easy conventional, VA, or FHA loan.

...in as little as 3 minutes – no credit impact

What’s a manufactured home?

The U.S. Department of Housing and Urban Development (HUD) defines manufactured homes as houses built entirely in factories before being shipped to the location where they’ll be installed. They’re built on a permanent steel chassis for structural support, with removable wheels attached for easy transport. By law, they must be at least 320 square feet.

Manufactured housing comes in different sizes based on how many sections it arrives in at the installation site. The most common are single-wide homes (one section) and double-wide homes (two sections), but triple-wide and even bigger sizes are also available.

Mobile homes vs. manufactured homes

“Mobile home” and “manufactured home” are often used interchangeably, but there’s a subtle distinction. A mobile home is any manufactured home built before June 15, 1976, when the HUD Code went into effect. Homes built on or after this date still count as manufactured homes, but they’re not mobile homes. This difference is important because it affects legal matters like building standards, safety requirements, and financing options.

Modular homes are another type of housing sometimes confused with manufactured homes. While they’re also prefabricated — meaning they’re built in a factory — they’re installed on a permanent foundation like a traditional home instead of on a movable steel chassis.

All of these types of homes are contrasted with stick-built homes, also called site-built homes. As the name suggests, these are houses built directly on the building site using traditional construction methods and materials.

How much do manufactured homes cost?

As with any type of real estate, prices of manufactured homes vary widely depending on the market and the property’s features and condition. The national average price of a new manufactured home at the end of Q1 2025 was $124,500. Broken down by type, the average price of a new single-wide home was $83,800, while a new double-wide cost buyers $153,800.

Regional differences in prices can be dramatic. For example, the average price of a new manufactured home in the Western U.S. was $150,100, more than 20 percent higher than the national average.

Breaking down the costs of a manufactured home

Manufactured home costs fit in two categories: the components that shape the price, like size and location, and the one-time and ongoing expenses of ownership, like custom features and property taxes.

The factors that go into manufactured home prices

These elements are what make some homes more expensive than others. They include:

The market

Manufactured homes are affected by real estate trends like any other type of housing. Higher demand in hotter markets can drive up costs, while slow periods may bring them back down.

Location and amenities

Being close to good schools, parks, restaurants, and other desirable amenities increases property values.

Size

In general, the bigger the home, the higher the asking price. Double- and triple-wide manufactured homes cost more than single-wides because of the extra space, materials, and labor needed to build them.

Aesthetics and features

Curb appeal is important. Well-groomed landscaping, modern design, and updated finishes can increase the price of a home, while an outdated appearance or poor maintenance might bring it down. Desirable features like a remodeled kitchen or the latest appliances can also push the price higher.

Age

Newer homes may cost more upfront but tend to need fewer repairs. Older manufactured homes might come with lower purchase prices, but they might also depreciate faster.

Expenses to keep in mind

These costs don’t directly affect the price of a home, but leaving them out of your budget can lead to surprises once bills start coming in. Here are some of the most important expenses you might encounter:

Add-ons and customization

Bonus features like decks, fireplaces, and marble countertops boost both the appeal and the price of a property.

Installing the foundation

Many lenders require manufactured homes to be installed on a permanent foundation to qualify for financing. This can be anywhere between $5,000 and $40,000, with an average cost of $10,000.

Land

Buying land upfront rather than leasing from a mobile home community can help your property hold its value better. Plus, leased land doesn’t build equity. Keep in mind that if you place your home on purchased land, you may need to pay local property taxes on it.

Delivery and assembly

The price of transporting a manufactured home to the installation site is about $5,000 to $13,000, with an average cost of $9,000.

Utility hookups

Connecting to services like electricity, water, septic, gas, internet, and trash pickup adds to your expenses. If you decide to install the home on undeveloped land, this could be an especially costly step.

Insurance

Insurance for manufactured homes is harder to get than standard homeowners’ insurance, but you’ll need it if you’re planning to finance your purchase.

What to keep in mind before buying a manufactured home

Think about these practical considerations before closing on a manufactured home:

— Local zoning rules: Many areas have restrictions on where you can place a manufactured home.

— Financing limitations: Getting a mortgage can be a little trickier for manufactured homes. You’ll likely need to install the home on a permanent foundation and have it titled with the land. The home will also likely need to be at least 400 square feet.

— Vulnerability to weather: HUD enforces safety standards for all manufactured homes, but they can still be more susceptible to heavy weather compared to larger standard housing.

Financing options for manufactured homes

Because they’re more affordable, it’s much more common to pay for a manufactured home in cash compared to a traditional site-built home, but there are still plenty of options if you decide to go for financing. Options include:

— Conventional loans: A conventional loan is the most common type of home loan. Any mortgage not backed by the government is a conventional loan.

— FHA loans: Backed by the Federal Housing Administration, FHA loans are designed to help eligible homebuyers, especially first-time ones, qualify for financing with lower credit scores and smaller down payments.

— USDA loans: Loans offered by the U.S. Department of Agriculture support lower-income buyers in rural areas with the purchase of a home. Down payments can be as low as $0.

— VA loans: VA loans from the Department of Veterans Affairs help veterans, active service members, and surviving spouses get mortgages with favorable terms.

— Chattel loans: A chattel loan is a loan for buying movable property, like a manufactured home or piece of machinery, that’s secured by that property, similar to a traditional mortgage. Chattel loans tend to come with high interest rates.

— Personal loans: Since manufactured homes are relatively affordable, personal loans are a viable option, though interest rates may be much higher. On the other hand, using a personal loan can mean a significantly faster purchase timeline.

Better offers conventional, FHA, and 0% down payment VA loans with competitive rates, no hidden fees, and a fully online preapproval application you can complete in as little as 3 minutes. If you’re approved, you could have the funds in your account within a week.

...in as little as 3 minutes – no credit impact

Finance your manufactured home purchase with Better

Manufactured homes provide a way to become a homeowner without the hefty mortgage payments of traditional housing options.

Taking out a conventional, VA, or FHA loan for a manufactured home with Better lets you own your own property and build equity without breaking the bank. Check your eligibility in as little as 3 minutes to find out how affordable homeownership can be.

FAQs

What’s the total cost of buying a manufactured home?

The total cost of buying a manufactured home depends on the size (like single-wide or double-wide), condition, and other factors. As a rough baseline, the national average for a new manufactured home is around $124,500.

How does the size of a manufactured home affect its price?

Square footage has a major impact on the price of a manufactured home. Larger layouts like triple-wide designs increase transport and material costs. They also leave more room for customization, and a lot of customization can drive up the price, too.

...in as little as 3 minutes – no credit impact