How much does a mobile home cost? In 2026, a brand-new single wide averages about $84,600 and a new double wide averages about $164,000, based on the latest U.S. Census Bureau data. But the sticker price is only part of the story. Delivery, setup, land, utilities and financing can add thousands more. This guide breaks down every cost so you can build a realistic budget.
Average Mobile Home Prices in 2026
The U.S. Census Bureau’s Manufactured Housing Survey tracks the average sales price of new manufactured homes (the official name for mobile homes built after 1976). The most recent figures from April 2026 are:
| Home type | Average new price | Typical size |
|---|---|---|
| Single wide (single-section) | about $84,600 | 600 β 1,440 sq ft |
| Double wide (multi-section) | about $164,000 | 1,000 β 2,300 sq ft |
| Triple wide | often $170,000 β $300,000+ | 2,000 β 3,300+ sq ft |
Triple wide figures are estimates because the Census groups all multi-section homes together. Prices vary a lot by state, manufacturer and finish level.
How Much Is a Mobile Home by Bedrooms?
- 1 bedroom mobile home: usually the cheapest new option, often a compact single wide.
- 2 bedroom mobile home: commonly a 14′ or 16′ wide single wide.
- 3 bedroom mobile home: available as a 16’β18′ single wide or a smaller double wide.
- 4 bedroom mobile home: almost always a double wide or triple wide β see our 4 bedroom mobile homes guide.
- 5 bedroom mobile home: a large double wide or triple wide β see 5 bedroom modular and mobile homes.
How Much Does a Used Mobile Home Cost?
Used mobile homes are far cheaper than new ones. Older single wides can sell for under $20,000, while newer used double wides often sell between $40,000 and $100,000. Repossessed homes can be even cheaper β read our guide to repossessed mobile homes for sale. You can also browse real asking prices in our mobile homes for sale listings, such as this refurbished 3 bedroom mobile home.
Hidden Costs of Buying a Mobile Home
When you ask “how much is a mobile home”, make sure the answer includes these extra costs:
1. Delivery and installation
Transport, blocking, leveling and joining sections. Single wides cost the least to move; triple wides cost the most. Many dealers include basic delivery and setup within a certain distance.
2. Foundation
Options range from simple piers and anchors to a permanent foundation or basement. A permanent foundation is usually needed for a traditional mortgage.
3. Land or lot rent
You’ll either buy land, use land you already own, or rent a lot in a manufactured home community. Lot rent is an ongoing monthly cost. Buying land and home together is covered in our land and home packages guide.
4. Utilities and site work
Well or water hookup, septic or sewer, electric service, driveway, clearing and grading. On raw land, these can be some of the biggest costs.
5. Permits, skirting, steps and extras
Building permits, skirting, entry steps, decks, porches, carports and HVAC upgrades all add to the final price.
6. Insurance and property taxes
Manufactured homes need homeowner’s insurance, and they may be taxed as personal or real property depending on your state and how the home is titled.
Financing: How Payments Affect the Real Cost
Home-only purchases are usually financed with chattel loans, which tend to have higher rates and shorter terms. When the home and land are financed together and the home is on a permanent foundation, buyers can often use FHA, VA, USDA or conventional mortgages with lower rates. Always compare the total cost of the loan, not just the monthly payment.
How to Save Money on a Mobile Home
- Compare several dealers and ask for an itemized, out-the-door price.
- Look at lot models and in-stock homes, which are often discounted.
- Choose a simpler floor plan and add upgrades later.
- Consider a well-kept used or repo home and pay for a professional inspection.
- Never wire a deposit for a home you have not seen in person or verified with a real dealer.
Mobile Home Cost FAQ
How much is a new mobile home?
A new single wide averages about $84,600 and a new double wide about $164,000 (Census, April 2026), before land, delivery extras and site work.
How much is a double wide trailer?
A new double wide averages around $164,000. Used double wides can cost $40,000 to $100,000 or more. See double wide mobile home prices.
How much is a small mobile home?
Small single wides and park model homes are the cheapest options. Basic new units can cost well under the national single wide average, and used ones can cost under $20,000.
Is a mobile home cheaper than a house?
Yes. Per square foot, a new manufactured home typically costs much less than a comparable site-built home, which is why many buyers choose them as an affordable path to homeownership.