A new manufactured home costs about $85,000 to $130,000 for a single-wide and $130,000 to $200,000 for a double-wide from the factory, before the land, the delivery and setup ($10,000 to $30,000) and the utility connections, and a used one in a park sells for $30,000 to $120,000 plus the lot rent, which is the figure that decides the true cost.
The sticker price on a manufactured home is the smallest of three numbers. The second is what it costs to put it somewhere: a foundation, transport, connections, permits. The third is the ground under it, either land you buy or a space you rent, and lot rent of $600 to $1,200 a month in most metros is what turns a cheap home into a not-so-cheap one over ten years.
The home itself
Since 1976 all factory-built homes on a permanent chassis are built to the federal HUD code and are properly called manufactured homes; mobile home is the older name and still the one people search. New single-wides (about 600 to 1,300 square feet) run $85,000 to $130,000 and double-wides (1,000 to 2,300 square feet) $130,000 to $200,000, with triple-wides and higher-spec models above that. Per square foot that is roughly half of site-built construction.
Used homes vary with age, condition and where they sit. A 1990s double-wide in a Las Vegas park might list at $60,000 to $120,000; the price includes the home and the right to keep renting the space, not the land. Our manufactured-homes page shows the ones currently for sale in the valley and whether each is on owned land or in a park.
Setup, land and lot rent
Delivery and installation on a permanent foundation, with utility connections, skirting, steps and permits, adds $10,000 to $30,000 to a new home. Land in the Las Vegas valley zoned for it is scarce and priced accordingly; outlying areas (Pahrump, Sandy Valley, parts of the north valley) are where owned-land manufactured homes cluster. In a park, the lot rent covers the space and usually water, sewer and trash, rises annually, and is the landlord's to set; Nevada regulates park landlords under NRS 118B, including notice of rent increases.
Financing and value
A manufactured home on land you own, permanently affixed and titled as real property, can be financed with a normal mortgage (FHA, VA and conventional programmes all exist for it) and appreciates with the land. A home in a park is personal property, financed with a chattel loan at higher rates over shorter terms, and generally depreciates like a vehicle while the lot rent rises. That distinction, not the price of the home, is what decides whether a manufactured home is a cheap way to own or an expensive way to rent.
Questions people ask
How much is a double-wide mobile home?
About $130,000 to $200,000 new from the factory, before delivery, setup and land. Used double-wides in parks commonly sell for $60,000 to $120,000 plus lot rent.
What is the difference between a mobile home and a manufactured home?
The date. Factory-built homes made before the 1976 HUD code are mobile homes; those built since are manufactured homes, to a federal standard. People use the older word for both.
Do mobile homes go up in value?
On owned land, affixed and titled as real property, they can appreciate with the land. In a park, on a rented space, they generally lose value over time while the lot rent rises.