Guide · 3 min read · Updated October 9, 2026
How Much Does a Manufactured Home Cost? Single-Wide vs. Double-Wide Prices
What new single-wide and double-wide manufactured homes sell for, what that price covers, and what it leaves out.
The short answer
In the first five months of 2026, a new single-wide manufactured home averaged $82,200 to $90,700 and a new double-wide averaged $160,100 to $166,600, based on Census Manufactured Housing Survey data. Those averages cover the home with dealer setup, not land, site work, utilities, or permits, so your all-in cost will be higher and depends on where you put it.
A manufactured home is one of the most affordable ways to own a home. But the price on the sign is only the start of your number. Here's what new homes actually sell for, and what you need to add.
How much does a manufactured home cost in 2026?
A new manufactured home costs roughly $82,000 to $91,000 for a single-wide and $160,000 to $167,000 for a double-wide, based on monthly Census averages from January to May 2026.
| Home type | Average new price, Jan–May 2026 | Average size (2023 data) |
|---|---|---|
| Single-wide (single-section) | $82,200 to $90,700 | about 1,038 sq ft |
| Double-wide (multi-section) | $160,100 to $166,600 | about 1,748 sq ft |
These are national averages. Prices swing by region, floor plan, and options, so treat them as a starting point and check with local dealers.
Quick definitions:
- Manufactured home: a home built in a factory to the federal HUD Code, then delivered to the site.
- Single-wide: one section, delivered in one piece.
- Double-wide: two sections joined together on site. "Multi-section" includes triple-wides too.
Deciding between the two? See single-wide vs. double-wide. Wondering how manufactured differs from modular? See modular vs. manufactured homes.
What does the price include?
The Census average sales price is reported by dealers, who are told to include dealer setup costs. The Census also notes there may be additional costs to prepare a home for occupancy that aren't in the reported price.
So the average covers the home and some setup. It does not cover the land you put it on or most of the work to make that land ready.
What costs are not in the price?
The price tag vs. the real project
What the listing shows
What you'll actually pay for
The costs that usually come on top:
- Land, plus closing costs
- Clearing, grading, and a driveway
- Foundation or piers, if not in the dealer's setup
- Power, water or a well, sewer or septic
- Permits and local fees
- Skirting, steps, gutters
- A cushion for surprises
These lines are where two projects with the same home can end up far apart. We walk through each one in manufactured home setup costs.
How does a manufactured home compare to a site-built home?
A manufactured home costs about half as much per square foot as a new site-built home. NAHB's analysis of 2023 Census data found:
| Home type (2023) | Cost per square foot |
|---|---|
| Single-section manufactured | $81.70 |
| Multi-section manufactured | $88.16 |
| New site-built single-family (excluding land) | $165.94 |
That gap is a big reason manufactured homes are a real path to affordable homeownership. Just compare all-in numbers, not sticker prices, when you weigh your options.
Example: from sticker price to real number
Here's how the LAND + HOME "price tag to project" math works. Example only, hypothetical numbers:
| Line | Example amount |
|---|---|
| Double-wide home (with dealer setup) | $160,000 |
| Land + closing costs | $40,000 |
| Site prep + driveway | $12,000 |
| Well + septic | $25,000 |
| Power run + permits | $8,000 |
| Skirting, steps, gutters | $6,000 |
| Cushion (about 5%) | $12,500 |
| Project total | $263,500 |
In this example, the home is only about 60% of the total. Your lines will be different. A lot with public water and sewer could cut the well and septic line to a connection fee. A wooded, sloped lot could double the site prep.
How to find your real number
- Get an itemized dealer quote that says what setup includes.
- Pick one specific piece of land, or one community lot.
- Get local quotes for site work, utilities, and the foundation.
- Call the county about permits and fees.
- Add a cushion, then compare the total to your budget.
For the land side in detail, read how much it costs to put a manufactured home on land.
The bottom line
A new single-wide averages about $82,000 to $91,000 and a double-wide about $160,000 to $167,000 in 2026, but that's the home, not the project. Costs vary a lot by location, so price your land, your site work, and your local fees before you commit. Do your research and know your numbers.
Common questions
How much does a manufactured home cost in 2026?
Census data shows new single-section homes averaged $82,200 to $90,700 and double-section homes averaged $160,100 to $166,600 from January to May 2026. Prices vary by region, size, and features.
Is a manufactured home cheaper than building a house?
Usually, per square foot. NAHB's analysis of 2023 Census data found multi-section manufactured homes cost about $88 per square foot, compared with about $166 for new site-built homes, excluding land.
Does the price of a manufactured home include land?
No. The average prices you see quoted are for the home itself with dealer setup. Land, site prep, utilities, and permits are separate costs you budget on top.
What is the difference between a single-wide and a double-wide?
A single-wide is built and delivered in one section. A double-wide is two sections joined on site, so it is wider, usually larger, and costs more.
What costs are not included in a manufactured home price?
Commonly left out are land, clearing and grading, the foundation, utility connections, a well or septic system, permits, skirting, steps, and a cushion for surprises. Ask the dealer for an itemized quote.
When you're ready for the next step
Keep reading
Buying a Mobile Home With Land: A Step-by-Step GuideThe steps to buy a manufactured home with land in the right order, from financing type to land checks to closing.
Cost to Build a House: A Phase-by-Phase BreakdownWhere the money goes when you build a house, phase by phase, and a simple way to estimate your own number before you talk to builders.