Want more space on a smaller lot? 2 story manufactured homes and two story modular homes let you stack bedrooms upstairs and keep living areas downstairs – just like a traditional house. This guide explains how two story factory-built homes work, what they cost and what to watch for.
Are There Really 2 Story Mobile Homes?
Yes, but with an important detail. Most factory-built homes sold as “2 story mobile homes” or “two story trailer homes” are actually modular homes, where finished modules are stacked by crane on a permanent foundation and built to local building codes. True two-story HUD-code manufactured homes do exist from some builders, but they are far less common. When you shop, ask the seller whether the home carries a HUD label (manufactured) or a state modular label.
Two Story Manufactured Home Floor Plans
- 3 bedroom two story: living room, kitchen and half bath downstairs; three bedrooms and two baths upstairs.
- 4 bedroom two story: a main-floor guest suite or office plus three bedrooms upstairs.
- 5 bedroom two story: a big-family layout that fits on a narrower lot than a triple wide – see 5 bedroom modular homes.
How Much Does a 2 Story Manufactured Home Cost?
Two story modular homes are priced like other modular homes – roughly $80 to $160 per square foot for the home itself (Angi, 2026) – plus foundation, crane, site work and land. Two-story designs can save money on roof and foundation area compared with a one-story home of the same square footage, but crane and set costs can be higher. See our full modular home cost guide.
Pros of Two Story Mobile and Modular Homes
- More square footage on a smaller footprint.
- Separates sleeping areas from living areas.
- Looks and appraises more like a traditional site-built home.
- Can often be placed over a basement for even more space.
Cons to Consider
- Usually costs more than a single-story HUD-code double wide.
- Stairs may not suit everyone, especially for aging in place.
- Requires a crane and a permanent foundation.
- Fewer models to choose from.
2 Story vs Single Story: Which Should You Pick?
If you have a large lot and want everything on one level, a single-story double wide or triple wide mobile home is often cheaper. If your lot is narrow or you want a traditional house look, a two story modular home is worth comparing. Browse single-story options in our modern manufactured homes and farmhouse sections.
2 Story Manufactured Homes FAQ
Can you get a two story mobile home?
Yes, though most two-story factory-built homes are modular. A few manufacturers offer two-story HUD-code models.
Are two story modular homes more expensive?
Per square foot they’re similar to other modular homes, but they generally cost more than single-story manufactured homes.
Can I finance a two story modular home with a regular mortgage?
Yes. Modular homes on permanent foundations are usually financed and appraised like site-built homes.
What’s the difference between modular and manufactured?
Modular homes follow local building codes; manufactured homes follow the federal HUD Code. Read mobile home vs manufactured home vs modular.