Question: How Much Are New Mobile Homes?
Quick Answer: New mobile homes usually cost between $50,000 and $150,000+, with final pricing depending on size, features, and setup costs.
One of the most common questions people ask when researching affordable housing is: “How much are new mobile homes?” The short answer is that prices can vary widely, but new mobile (also called manufactured) homes are still one of the most budget-friendly ways to own a home in the United States.
In most markets today, new mobile homes typically cost between $50,000 and $150,000 or more, depending on size, features, and where the home will be placed.
Average Prices for New Mobile Homes
Here’s a general breakdown of what buyers can expect:
Single-wide mobile homes
Single-wide homes are usually the most affordable option. Prices often range from $50,000 to $90,000. These homes are narrower, easier to place, and ideal for individuals, couples, or small families looking to keep monthly costs low.
Double-wide mobile homes
Double-wide homes offer more living space, wider rooms, and layouts that feel closer to traditional site-built homes. Prices typically fall between $80,000 and $150,000+, depending on upgrades and customization.
Triple-wide or custom manufactured homes
Larger or highly customized homes can exceed $150,000, especially when premium materials, luxury kitchens, or energy-efficient upgrades are included. These homes often rival conventional houses in both size and appearance.
What’s Included in the Price—and What’s Not
One important thing to understand is that the sticker price of a new mobile home usually covers only the home itself. Additional costs may include:
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Delivery and transportation
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Installation and setup
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Foundation or supports
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Utility hookups (water, sewer, electric)
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Permits and inspections
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Sales tax (varies by state)
If the home is placed in a manufactured home community, you’ll also need to factor in monthly lot rent. If the home goes on private land, costs like land purchase, grading, and driveway installation may apply.
Because of these factors, the total move-in cost can be higher than the base price of the home—but it’s still often far less than buying a traditional house.
What Affects the Cost of a New Mobile Home?
The final price of a new mobile home isn’t determined by size alone. A variety of design, location, and installation factors can significantly influence what you’ll pay. Understanding these elements upfront can help you budget accurately and avoid surprises later in the buying process.
Size and Floor Plan
The overall size of the home is one of the biggest price drivers. Single-wide homes are generally more affordable because they require fewer materials and simpler installation. Double-wide and larger homes cost more due to increased square footage, wider layouts, and more complex setup. Open-concept designs, additional bedrooms, and extra bathrooms can also raise the price.
Interior Finishes
Interior finishes can dramatically change the cost of a new mobile home. Basic models may include standard vinyl flooring, laminate countertops, and stock cabinetry. Upgrading to higher-end flooring, solid-surface countertops, custom cabinets, or modern trim packages can add thousands of dollars. While these upgrades improve comfort and resale value, they should be chosen carefully to stay within budget.
Appliances and Fixtures
Appliance packages vary widely. Entry-level homes often come with basic appliances, while upgraded models may include stainless steel appliances, larger refrigerators, or full-size washers and dryers. Plumbing and lighting fixtures also matter—upgraded faucets, walk-in showers, or recessed lighting can increase the final price but improve everyday usability.
Energy Efficiency Features
Many buyers choose energy-efficient upgrades to reduce long-term utility costs. Options such as better insulation, energy-efficient windows, upgraded HVAC systems, and smart thermostats can raise the initial purchase price. However, these features often pay off over time through lower heating and cooling bills and increased comfort.
Local Labor and Transport Costs
Where you live plays a major role in pricing. Delivery distance, fuel costs, and local labor rates all affect the total cost of a new mobile home. In rural areas, transportation may be more expensive, while in high-demand regions, installation and setup labor can cost more due to limited availability.
Regional Demand and Zoning Rules
Local housing demand, zoning laws, and building regulations can also influence pricing. Some areas require specific foundations, tie-downs, or wind-resistant construction, especially in coastal or storm-prone regions. These requirements can add to setup costs but are necessary for safety and compliance.
Even relatively small upgrades—such as premium flooring, additional insulation, or a larger porch—can noticeably impact the final price. Reviewing detailed quotes, understanding what’s included, and comparing options carefully will help ensure you get the best value for your budget while avoiding unexpected expenses.
Are New Mobile Homes Still Affordable?
Compared to traditional housing, yes—very much so. The median price of a site-built home in many areas is several times higher than the cost of a new mobile home. Manufactured homes offer modern designs, efficient layouts, and faster build times, all at a fraction of the cost.
For many buyers—especially retirees, first-time homeowners, or those downsizing—new mobile homes provide an excellent balance of affordability, comfort, and flexibility.
Final Thoughts
So, how much are new mobile homes? Most buyers can expect a starting point around $50,000, with prices increasing based on size, features, and location. Understanding what’s included, what’s extra, and how setup costs work will help you budget realistically and avoid surprises.
With careful planning and comparison shopping, a new mobile home can be one of the smartest and most affordable housing choices available today.
