For manufactured home + land buyers
The sticker price is only the home. Here's everything else.
Well, septic, site prep, power, setup, skirting, permits. Most buyers find these out one quote at a time, after they've picked the home. This kit puts every one on a single list, so you can see your real budget before you sign.
$7 that could save you hundreds, even thousands. Less than your coffee order.
Instant download · Printable PDF + fillable worksheet · 30-day money-back guarantee
- Home priceThe number on the quote$98,000
- Delivery, installation + foundationSometimes included, often partly$20,500
- HVAC, steps, skirting + permitsOften left off$16,400
- Site prep + drivewayUsually not in a dealer quote$17,800
- Well, septic, power + trenchingUsually not in a dealer quote$31,400
Ready to live in$184,100
Sample numbers from our True Cost Calculator's filled example, before the land.
Sound familiar?
If you've ever thought…
- “The home is under $100,000. We can afford this, right?”
- “Is the well and septic in this price, or is that extra?”
- “What does it even cost to get power out to the land?”
- “This quote is way cheaper than the others. What's the catch?”
…the kit answers each of those in about 15 minutes, before the expensive surprises show up.
How it works
Fifteen minutes, three steps
- Read the checklistGo through every cost outside the sticker price and mark the ones that apply to your land and home.
- Fill in the worksheetNote what your dealer quote includes, then estimate the rest from the cost ranges. Your real budget totals up next to the dealer's price.
- Ask the questionsRead the question list to your dealer, well driller, septic installer, and site prep contractor, and swap estimates for real quotes.
What's included
Everything in the kit
One forgotten septic permit or utility hookup can cost far more than the kit. Seven dollars to see them all first.
- Start Here page: three steps, about 15 minutes
- Hidden Costs Checklist: every cost outside the sticker price, grouped by land, utilities, home setup, permits, and closing
- True Cost Worksheet (printable + fillable): in the dealer quote or not, your estimate, the real quote, and your total next to the sticker price
- Typical Cost Ranges: low and high ranges for each cost, so you know if a quote is reasonable
- Dealer + Contractor Questions: what to ask your dealer, well driller, septic installer, and site prep contractor
- About 12 printable pages (PDF)
- Fillable True Cost Worksheet (Excel + Google Sheets)
- Works for any state
- Instant digital download
Printable PDF + fillable worksheet
$7
Get the kit · $730-day money-back guarantee. If it doesn't help, email us within 30 days for a full refund. No questions asked.
Instant digital download. Your link arrives on screen and by email.
Questions before you buy? Email hello@landandhometools.com.
A good fit if
- Anyone pricing a manufactured or modular home on their own land
- Buyers holding a dealer quote and wondering what isn't in it
- People shopping for land who want to know what it will take to make it livable
Not the right fit if
- You want a quote for your property. The kit shows you what to price; local written quotes give you the real numbers.
- You're buying in a land-lease community. The kit assumes you own or are buying the land.
Who's behind this
We're a military family with three young kids. We've bought and sold regular houses in Florida, Arizona, and South Carolina. When we started planning our first manufactured home on land, we kept finding costs nobody mentioned up front. This kit is the list we wished someone had handed us. We don't sell homes, land, or loans.
Read our storyQuestions
Frequently asked
What do I get?
A printable PDF of about 12 pages (checklist, cost ranges, and question lists) and a fillable worksheet for Excel or Google Sheets. Your download link shows on screen right after checkout and arrives by email.
Does it work for my state?
Yes. The costs apply everywhere. The ranges are national, so your local quotes may land higher or lower.
Is it for modular homes and mobile homes too?
Yes. Any factory-built home going on land has the same costs outside the home price.
I already have a dealer quote. Is it too late?
No, that's the best time. Use the worksheet to check what your quote includes before you sign.
What if it doesn't help?
Email us within 30 days for a full refund. No questions asked.
See the whole bill before you sign anything.
$7, less than your coffee order. If it doesn't help, email us within 30 days and you get every dollar back.
Get the kit · $7Cost ranges are national planning estimates, not quotes. Costs vary by property and location, so use local written quotes whenever you can. See the license and refund policy.