What is the average price for a mobile home?

New mobile homes in the U.S. average roughly $80,000, $85,000 for a single-wide and $145,000, $150,000 for a double-wide, with the overall national average for new manufactured homes sitting in the low-to-mid $100,000s.

Used mobile homes tell a different story. Depending on age, size, and condition, a used unit can range from as little as $10,000 to $50,000 or more, with older single-wides often falling between $10,000 and $25,000. Location also plays a meaningful role: regional averages for new homes vary noticeably, with Western states typically running higher (around $140,000) and Midwestern states coming in lower (around $116,000).

Key price factors for mobile homes

Several variables push the final number up or down:

• Home type: Single-wide units cost significantly less than double-wide or multi-section homes.
• New vs. used: New homes built under HUD Code standards command a premium over older pre-HUD units.
• Location: Land costs, local demand, and regional labor all affect price.
• Condition and upgrades: Updated kitchens, newer roofing, and improved insulation add value.
• Personal property vs. real estate classification: A home on a permanent foundation is typically appraised and financed differently than one classified as personal property (chattel).

If you need to establish the current market value of a specific home, whether for an estate, a loan, or a legal matter, a mobile home appraisal gives you a defensible, USPAP-compliant number tied to actual comparable sales. You can also learn more about what affects a home's useful life and how that factors into value.