Guide · 3 min read · Updated October 10, 2026
Single-Wide vs. Double-Wide: Size, Cost, and Which One Fits You
How single-wide and double-wide manufactured homes compare on size, cost, setup, financing, and resale, with a side-by-side table.
The short answer
A single-wide is a manufactured home built and delivered in one section, while a double-wide is two sections joined on site. In 2023 Census data analyzed by NAHB, new single-section homes averaged 1,038 square feet and multi-section homes 1,748 square feet, at about $82 and $88 per square foot. A single-wide costs less and fits narrower lots; a double-wide gives more room and a more house-like layout.
Single-wide or double-wide is one of the first choices you make when shopping for a manufactured home. It changes your price, your floor plan, the lot you need, and how hard the home is to move later.
What is the difference between a single-wide and a double-wide?
The difference between a single-wide and a double-wide is the number of sections: a single-wide is built and delivered in one piece, and a double-wide is built as two pieces that are joined on site along a seam called the marriage line.
Both are manufactured homes, built in a factory to the federal HUD code. "Multi-section" in Census data includes double-wides and the less common triple-wides.
Single-wide vs. double-wide: side-by-side
This is the LAND + HOME single-vs-double comparison table. Sizes are typical ranges, not rules.
| Single-wide | Double-wide | |
|---|---|---|
| Sections | 1 | 2, joined on site |
| Typical width | 12 to 18 ft | 20 to 36 ft |
| Typical length | 40 to 80 ft | 32 to 90 ft |
| Average size, new (2023) | 1,038 sq ft | 1,748 sq ft |
| Cost per sq ft, new (2023) | $81.70 | $88.16 |
| Share of new shipments (2023) | 45% | 54% (multi-section) |
| Full-service move (HomeGuide) | $5,000 to $8,000 | $8,000 to $15,000 |
Sources: widths and lengths from Rocket Mortgage (2026); size, cost per square foot, and shipments from NAHB's analysis of Census data; moving costs from HomeGuide.
For current prices of each, see our manufactured home cost guide, which tracks Census averages for 2026.
Which layout is better for a family?
A double-wide is usually better for a larger household because the extra width allows a layout closer to a site-built house, with wider rooms and space for a split floor plan.
Single-wide: Long and narrow. Rooms line up end to end, often with a bedroom at each end. Good for singles, couples, small families, or a starter home.
Double-wide: Wider rooms, room for a dining area and a larger kitchen, and often a primary suite away from the other bedrooms. Better for families who need space.
Example (hypothetical sizes): A 16 x 76 ft single-wide gives about 1,216 square feet. A 28 x 60 ft double-wide gives about 1,680 square feet. Same family, about 460 more square feet with the double-wide, but a much wider footprint on the lot.
Will a single-wide or double-wide fit my lot?
A single-wide fits narrower lots and tighter access roads, while a double-wide needs a wider homesite and room to deliver two sections and join them.
Before you choose, check:
- Lot width and depth, minus required setbacks
- Whether zoning or deed restrictions set a minimum home width or size
- Whether a delivery truck can reach and turn on the site
- Room for the septic field, well, and driveway, if you need them
- Park or community rules on home size and age, if it's a leased lot
Call the county and get it in writing. Our guide to buying a mobile home with land covers every land check.
Does single-wide vs. double-wide change financing?
Financing depends more on how the home is titled and set up than on its width, but a few rules do mention size.
- Fannie Mae buys loans on single- and multi-width homes used as a principal residence, but only multi-width homes as second homes (Fannie Mae B5-2-02).
- Fannie Mae requires a home at least 12 feet wide with 400 square feet of finished area, on a permanent foundation, titled as real property with the land (Fannie Mae B2-3-02).
Every lender adds its own rules, so ask before you shop.
Which one is easier to move or resell?
A single-wide is easier and cheaper to move because it travels as one load, while a double-wide has to be split, hauled as two loads, and rejoined. Keep in mind that a home that has been moved can be harder to finance. FHA, for example, has required that a home not have been previously installed elsewhere (HUD Mortgagee Letter 2009-16).
For resale, land and setup matter more than width. A home on a permanent foundation, on land you own and titled together as real estate, is the kind of manufactured home that research shows has gained value. Read do manufactured homes appreciate? for the details.
The bottom line
Pick a single-wide if you want the lowest total cost, a narrow lot, or an easier move. Pick a double-wide if you need more room and a more house-like layout. Either way, the land, foundation, and titling shape your financing and resale more than the width does. Sizes, rules, and prices vary by location, so do your research and know your numbers.
Common questions
How wide is a single-wide vs. a double-wide?
Rocket Mortgage's 2026 guide puts single-wides at about 12 to 18 feet wide and double-wides at about 20 to 36 feet wide. Exact sizes depend on the model, so check the floor plan.
Is a double-wide worth the extra money?
It depends on your household and your lot. A double-wide costs more in total but gives roughly 700 more square feet on average, at a similar cost per square foot, based on 2023 Census data analyzed by NAHB.
Can you get a mortgage on a single-wide?
Yes, in many cases. Fannie Mae buys loans on single- and multi-width homes used as a principal residence, if the home is at least 12 feet wide, has 400 square feet or more, and is titled as real property with the land.
Is it cheaper to move a single-wide or a double-wide?
A single-wide. HomeGuide lists $5,000 to $8,000 for a full-service single-wide move and $8,000 to $15,000 for a double-wide, because a double-wide moves as two loads and must be rejoined.
Do double-wides hold their value better than single-wides?
There is no solid national data comparing the two. Research on manufactured home values points to land ownership, a permanent foundation, and real property titling as the bigger factors.
When you're ready for the next step
Keep reading
How Much Does a Manufactured Home Cost? Single-Wide vs. Double-Wide PricesWhat new single-wide and double-wide manufactured homes sell for, what that price covers, and what it leaves out.
Do Manufactured Homes Appreciate in Value? What the Research ShowsWhat FHFA, Urban Institute, and CFPB research says about manufactured home values, and the four things that decide whether a home gains or loses value.