How to Buy a Mobile Home

Mobile homes provide a more inexpensive and flexible alternative to traditional housing, offering prices from around $10,000 for used single-wides to over $250,000 for new, fully customized triple-wides. Unlike traditional homes, mobile homes come with decisions about placement and installation — making it important to approach the buying process with the right information.

We've outlined key steps to help you get started — from understanding the differences between new and used models to preparing your site — so you can confidently find, finance and set up your ideal mobile home.

Buying a mobile home starts with setting a clear budget, exploring financing options and selecting a home that fits your needs and lifestyle. Prepare your site early, arrange for timely delivery and secure comprehensive insurance to protect your home. Plan each step carefully to avoid surprises and safeguard your investment.

Here are the key steps to successfully buy and set up your mobile home.

1. Assess your budget
2. Choose the location
3. Secure your financing
4. Select your mobile home
5. Prepare the site
6. Arrange delivery and installation
7. Insure your home
8. Maintain your home’s value

Begin by evaluating the cost of the mobile home. A new single-wide typically costs around $51,000, while used models can range from $10,000 to $25,000. For more space, double-wide homes average around $107,000 for new units. Triple-wide homes, which offer even greater space and customization options, can cost $250,000 or more based on the amenities and features included.

You'll want to account for expenses beyond the home's price, too, such as land purchase or lease fees, utility hookups, property taxes and insurance. Delivery and site preparation — like land leveling and foundation setup — can also add to your budget and vary based on location, home size and local amenities.

Choosing between a new or used mobile home will affect both initial and future costs. New homes offer warranties and modern features but come at a higher price, while used homes are more budget-friendly upfront but may require funds for repairs or upgrades before moving in.

Where you place your mobile home plays a key role in your lifestyle and expenses. You typically have two options: a mobile home park or private land.

A mobile home park often provides amenities like playgrounds, pools, clubhouses and pre-installed utilities such as water, sewage and electricity. However, parks charge monthly lot rent and may have rules on home aesthetics and usage.

On private land, you have more freedom to customize your home, but you must navigate zoning laws, acquire building permits and set up utilities like power, water and septic systems — all of which can add time and expense.

Beyond amenities, consider the accessibility of essential services and infrastructure. The availability of reliable internet, utility connections and proximity to grocery stores, health care and schools significantly impact daily living. These factors can also affect the property’s resale value and potential for appreciation, offering both comfort and long-term investment benefits.

Finding financing for your mobile home depends on your circumstances and the type of home you plan to buy. Each option has unique eligibility requirements and terms, so take the time to identify which one fits your financial situation best. Here are some common financing choices:

• Chattel Loans: These loans are designed for mobile homes on leased land or those not classified as real estate. They often have shorter terms and higher interest rates but are generally easier to qualify for.
• Conventional Loans: If your mobile home is on a permanent foundation and recognized as real property, a conventional mortgage may be an option. Offering longer terms and lower interest rates, they come with stricter eligibility criteria.
• Government-Backed Loans: Federal Housing Administration (FHA) loans are available for those with lower credit scores. Veterans may qualify for Department of Veterans Affairs (VA) home loans with favorable terms, while the U.S. Department of Agriculture (USDA) offers loans for rural homes, sometimes requiring no down payment.
• Seller Financing: In some cases, the sellers may directly finance the purchase. This option offers more flexibility, especially if qualifying for traditional loans is difficult, though it can involve higher interest rates.

The application process typically requires documents like proof of income, credit history, employment records and identification. Lenders may also ask for details on the home’s location and its classification — real estate or personal property.

With your budget set and financing secured, focus on finding a mobile home that fits your lifestyle and space needs. Decide on the size and consider a floor plan that accommodates your daily routine and future needs. New homes provide options for customization, energy-efficient features and warranties, offering peace of mind and modern comforts.

For a used mobile home, conduct a detailed home inspection to identify any potential issues. Examine the foundation, roof, walls, plumbing and electrical systems for damage or wear. Verify that the home has a clear title and is free of liens to avoid legal issues later. You may have room to negotiate the price if repairs or updates are needed.

Consider these questions to help identify what best suits your needs:

• How much living space and how many rooms do I need?
• What features or layout best suit my lifestyle (e.g., open kitchen, extra bedrooms)?
• Am I prioritizing cost savings with a used home or seeking warranties and customization with a new home?
• Will the home comfortably fit on my chosen site, with room for any necessary adjustments?

Assess your land to determine the work required for a stable setup. This may include leveling the ground, grading and clearing obstacles like trees or rocks. Depending on local regulations and your home’s type, you’ll need to choose a suitable foundation — such as concrete slabs, piers or crawl spaces — to support your mobile home properly. Licensed professionals can handle land preparation, foundation installation and soil testing to confirm that the ground meets stability and safety standards.

Secure any necessary building and utility permits early on to avoid delays. Verify that your land complies with zoning requirements for mobile homes, as restrictions can vary significantly by location. Schedule utility hookups for water, electricity, sewage and internet, coordinating with service providers well before your home’s delivery date so that everything is ready for immediate use.

When it's time for delivery, decide between full-service transport — where the provider handles everything from transportation to setup — and a transport-only service, which requires you to manage the final installation. A full-service option is generally more convenient, especially if you're not familiar with the setup process, and reduces risks of delays or damage.

During installation, the home is placed on its foundation and secured for stability. Professional installers will level and anchor the house to prevent shifting over time. Consider potential site challenges, such as sloped ground, limited access or weather conditions that could impact delivery and setup. Assess these factors beforehand to prepare and make necessary adjustments.

Well-rounded insurance protects your mobile home, belongings and financial well-being. Know the different types of coverage to tailor a policy that best fits your needs and offers the right level of protection.

• Dwelling Coverage: Protects the structure of your mobile home against risks like fire, windstorms or vandalism. Decide whether you need full replacement cost coverage, which covers the cost to replace your home at today's prices, or actual cash value, which factors in depreciation.
• Personal Property Coverage: Covers your belongings, such as appliances, electronics and clothing, if they're damaged or stolen. Create an inventory of your possessions to accurately determine the level of coverage you need and make sure any valuable items are adequately protected.
• Liability Coverage: Shields you from financial responsibility if someone is injured on your property or if you accidentally damage someone else's property. Look at the policy's liability limits and consider higher coverage if you frequently entertain guests or have features like a swimming pool.
• Loss of Use Coverage: Pays for temporary living expenses if your home is damaged and becomes uninhabitable. This coverage can help you with costs like hotel stays, meals or other living arrangements while repairs are underway.

The cost of insurance varies based on factors like your location, home value and safety features (e.g., security systems or storm shutters). Use a home insurance calculator to estimate costs, then compare quotes from different providers and ask about specific coverage details and potential discounts to find the best balance between protection and affordability.

Consistent maintenance protects your investment and keeps your living space comfortable. Check the roof for leaks or damage, as water intrusion can cause expensive repairs. Inspect the foundation for cracks or settling, and service HVAC systems regularly to maintain efficient heating and cooling. Also, address any issues with plumbing and electrical systems and resolve exterior problems like damaged siding or gutters to avoid more significant concerns later.

Tending to your home’s appearance and promptly addressing minor repairs not only extends its lifespan but also enhances curb appeal, which is important if you plan to sell. Keep a record of all maintenance, home improvements and upgrades. These detailed logs add to resale value and provide potential buyers with assurance about your home’s condition.

Navigating the process of buying a mobile home can bring up many questions. Here are some common concerns and tips to help you make an informed decision.

Whether you're looking for mortgage advice, insurance options or homebuying tips, these MoneyGeek resources provide helpful information to support your journey.