Mobile home


Buying a home in today's housing market can be incredibly challenging for those who aspire to become homeowners. That's why many people are exploring more affordable alternatives such as tiny homes, RVs, and mobile homes, also known as manufactured homes. In fact, it is estimated that approximately 17 million Americans currently live in mobile homes alone.

If the idea of purchasing a traditional home seems overwhelming, you might want to consider the option of mobile home living instead. Mobile homes offer a great alternative because they can be highly customized to suit individual preferences and needs. Additionally, they are cost-effective, making them a practical choice for families and individuals from all walks of life. To determine if living in a mobile home is the right choice for you, keep reading.

What are mobile homes?

Mobile homes, as the name suggests, are a distinct type of housing that undergoes a unique construction process. Instead of being built on-site like traditional homes, they are completely constructed within a factory setting. Once completed, these homes are transported to their intended location for permanent or semi-permanent placement. It's important to note that despite the term "mobile," not all mobile homes are constantly on the move. They have the flexibility to be relocated if the need arises, but many mobile homes find their long-term spot and remain there.

These homes, despite their mobility, can be surprisingly luxurious and visually appealing. They are built to meet the standards set by the Department of Housing and Urban Development (HUD Code). This code ensures that each mobile home adheres to specific regulations, ensuring they are safe and energy-efficient. In other words, mobile homes are not just ordinary structures; they are carefully designed and constructed to provide a comfortable and high-quality living environment.

Mobile homes vs. manufactured homes

You might come across the terms "mobile homes" and "manufactured homes" being used interchangeably, which can be confusing. However, they are actually quite similar in many ways.

Both mobile homes and manufactured homes are constructed in controlled environments such as factories and then transported to their intended locations. Unlike traditional homes that are built on-site, these homes are not constructed at the final destination. In many cases, mobile and manufactured homes are secured in place using tie-downs instead of traditional foundations.

The main difference between the two lies in the time period of their construction. According to the Department of Housing (HUD), homes built after June 15, 1976, are considered manufactured homes, while those built before this date are referred to as mobile homes. This date serves as a distinction between the two categories.

Costs associated with living in a mobile home

How much does a mobile home cost?

Based on the latest data from the U.S. Census Bureau, the average cost of a brand-new manufactured home in the United States was $125,200 as of November 2022. This provides a clear picture of their affordability when compared to traditional homes built on foundations. In contrast, the Federal Reserve Bank of St. Louis reveals that the median sale price of a new house sold in February 2022 was significantly higher at $400,600. This stark contrast in prices indicates that traditional houses typically come with a heftier price tag compared to their manufactured counterparts.

Add-ons and customizations

Manufactured homes offer the flexibility for customization, allowing homeowners to tailor their homes to their preferences. The cost of these customizations can vary significantly, ranging from minimal expenses to more substantial investments.

According to Caitlyn Crosby, media relations manager for Clayton Homes, the cost of customization depends on the location and the extent of the modifications. Cosmetic changes, such as updating cabinets or plumbing fixtures, are generally more affordable compared to structural modifications like adding extra rooms or expanding the floor plan, which can be more costly.

However, the customization options for manufactured homes go well beyond basic changes. You have the opportunity to personalize your home by adding features such as a porch, deck, additional rooms like a bedroom or den, a sunroom, a fireplace, a patio with patio doors, or even a surround sound system.

If you choose to undertake these projects yourself, it's important to remember the importance of hiring professionals. While customizations and add-ons can enhance your home, poorly executed DIY work can potentially decrease its value. Whether these modifications increase the value of your mobile home is debatable, but it's crucial to ensure that any work done is of high quality to maintain or enhance its overall worth.

Home site

Embarking on the journey of purchasing a mobile home is an adventure that diverges from the conventional path of on-site construction. This unique process introduces a fresh perspective when it comes to land evaluation. Should you have your heart set on placing the manufactured home on a plot of land, whether it's already in your possession or waiting to be acquired, it's imperative to delve into the realm of financial consideration. Prepare to navigate the realm of property taxes, factoring them into the total cost of the land. But let's not stop there, for there may be further expenses lurking beneath the surface, awaiting their moment in the spotlight. These additional outlays might encompass the essential groundwork required to ready the land for your soon-to-be sanctuary. Embrace the excitement of this unconventional endeavor, but do so with a clear understanding of the financial landscape that lies ahead.

When it comes to the cost of setting up a mobile home, the location itself doesn't directly impact the expenses. However, it's important to note that the overall cost can vary depending on several factors. The primary factor that can influence the cost is the preparation of the site where the home will be situated. This involves considering various elements, including the slope of the land, the presence of trees, the condition of the soil, and local regulations. These factors can contribute to the complexity and extent of the site preparation work required. Additionally, designing a proper drainage system is crucial to safeguard the home from rainwater, adding another important aspect to consider during the preparation process. By taking these factors into account, you can ensure that the site is properly prepared to provide a solid foundation for your mobile home.

Renting in a community

You have the option to rent a space in a mobile home park or a manufactured home community, which can vary in condition, size, and cost across the United States. In this case, you would still buy the home from the previous owner, but the land it sits on would be managed by a landlord. These communities can offer different amenities such as a pool, tennis courts, or a clubhouse for socializing, while others may simply charge rent for the use of the lot where your house is located. The rent for these lots can vary greatly. According to, you could pay as little as $100 or as much as $800 per month to rent the land for your mobile home.

Matthew Rearden, the chief operating officer of Four Star Homes Inc., a company based in Port Orange, Florida that assists buyers and sellers in manufactured home transactions, advises that it's important to understand what is included in a lot lease before purchasing an existing home in a community. "All of them allow you to keep your home there. Some may include lawn care, others may cover water or trash pickup," says Rearden.

How much does it cost to move a mobile home?

Mobile homes are designed to be movable, but it's important to note that they are not easily transportable. There are two main types of moves for mobile homes: transport-only and full-service moves.

In a transport-only move, the mobile home is attached to a towing vehicle and transported to its new location. This type of move is simpler and involves only the transportation aspect. On the other hand, a full-service move is more comprehensive. It includes disconnecting utilities and structures, moving the home to the new location, and then reconnecting and setting up utilities at the new site.

Typically, a full-service move is what most people require, but it is also more involved and expensive. The cost of a transport-only move usually ranges from $700 to $3,500, while a full-service move can cost between $3,000 and $14,000. It's important to understand that mobile homes are not ideal for extensive travel across the country. If your goal is to travel and explore different areas, you might want to consider buying an RV or camper instead. These vehicles are specifically designed for travel and offer more convenience and mobility.


When making the decision to purchase a mobile home or the property it resides on, it becomes paramount to prioritize insurance coverage in order to safeguard your belongings and shield against potential damages resulting from unforeseen circumstances such as natural disasters. The cost of insurance for a mobile home can vary significantly, typically ranging from $300 to $1000 per month. This variance hinges upon several factors, including the extent of coverage desired, the value of your home, and its geographical location. As for the types of coverage available, there are four primary categories of mobile home insurance:

Dwelling coverage: This type of coverage protects against damage to your home, such as from wind or fire. It typically covers repairs up to a predetermined value, as outlined in your policy.

Personal property coverage: This coverage extends to your personal belongings, like clothing and electronics. It provides protection up to a certain value in case of damage or loss.

Liability coverage: Liability coverage is important in case you are responsible for damage to someone else's property. It helps cover the costs associated with such damages.

Loss of use coverage: In the event that your mobile home becomes uninhabitable due to damage, loss of use coverage assists with the expenses of living elsewhere temporarily.

Having the right insurance coverage ensures that you are financially protected in case of unforeseen events or accidents related to your mobile home.

Can mobile homes become personal property?

The good news is that mobile home owners have the potential to convert their mobile homes into real property, granting them various advantages and perks associated with traditional home ownership. This process involves transforming the status of their mobile homes, which are typically considered personal property, into permanent structures recognized as real estate.

By converting their mobile homes into real property, owners can experience a range of benefits. Firstly, they often enjoy a more affordable housing option compared to purchasing a conventional house. Mobile homes tend to have a lower median price, making them an attractive choice for individuals seeking homeownership on a limited budget.

Moreover, the conversion provides owners with the assurance of having a permanent residence. Unlike mobile homes that can be relocated, real property status ensures that the home remains in a fixed location, offering stability and a sense of belonging. This permanence also enhances the investment value of the property, as it becomes a long-term asset that can appreciate in value over time.

Additionally, converting a mobile home into real property typically grants owners access to the benefits and amenities of a traditional community. They can become part of a neighborhood with established infrastructure, such as paved roads, utilities, and recreational facilities. This integration into a residential community offers a sense of community and access to shared resources.

Overall, the process of converting a mobile home into real property offers mobile home owners an opportunity to secure an affordable and permanent housing solution while gaining the advantages associated with traditional homeownership. It allows them to enjoy the benefits of a lower median price, long-term investment potential, and the sense of belonging that comes with being part of a residential community.

Proper mobile home installation

Improper installation of mobile homes is a major cause of warranty complaints, making up around 80 percent of reported issues. This can lead to significant damage to the house over time. Homeowners may encounter problems such as leaks that worsen with time, as well as warping and bowing in the structure, which can be quite costly to fix. To avoid these problems, it's crucial to choose the right foundation for your mobile home and ensure it is properly positioned. Additionally, it's important to ensure that there is a slope on one end of the house to prevent water from pooling underneath it. Taking these measures will help protect your mobile home from potential damage and save you from expensive repairs down the line.

Mobile home leveling

Why do you need mobile home leveling?

All homes require leveling at some point. However, it's particularly important for mobile homes because they are more susceptible to shifting and settling. So, you should prioritize mobile home leveling as a regular maintenance task, just like painting the walls or refurbishing the interior.

What are the potential consequences if you neglect to level your home? Here are a few important points to consider:
Structural damage: If your mobile home remains unlevel for an extended period, it can start to lean, leading to significant damage to the walls, doors, windows, and even the furniture inside.
Floor issues: You may notice squeaking or unevenness in the floor when you walk around. Failure to level your mobile home for an extended period can result in broken pillars, which can cause severe damage to the entire floor structure.
Plumbing and electrical problems: Neglecting mobile home leveling can also lead to damage in the plumbing and electrical installations. This can create more serious issues down the line, requiring costly repairs and potentially disrupting your daily activities.

By regularly leveling your mobile home, you can prevent these potential problems and ensure the stability and longevity of your home. It's an essential maintenance task that helps maintain the structural integrity and functionality of your mobile home in the long run.

Main signs your mobile home needs re-leveling

Your house may become unlevel for various reasons. For instance, if there was a powerful storm in the vicinity, it could have caused damage to the foundation, resulting in an uneven structure. Here are the main indicators that suggest you should consider releveling your home:
- Windows and doors are either easy to open or difficult to close.
- The floor emits squeaking sounds when you walk on it.
- Buckling or sagging of the roof or walls indicates an uneven foundation.
- After experiencing a recent storm, it is advisable to inspect your home for any signs of unevenness caused by the weather conditions.
- If you have recently added an extension or modification to your home, it is necessary to check and likely relevel the entire structure, especially if it is a mobile home.
- In more severe cases, objects placed on the floor might move or shift unexpectedly.
- The doors of your cabinets refuse to remain closed.

By addressing these signs, you can determine whether your home requires releveling to restore its stability and ensure a safe living environment.

10 steps for leveling a mobile home

Prioritize safety measures

Before you begin releveling your mobile home, it's essential to prioritize safety. Ensure you have all the necessary equipment within reach and protect yourself from potential harm. Put on gloves, a hard hat, and eyewear for your own safety. It's also a good idea to have someone assist you during the process. However, make sure they also wear protective gear.

Remove the mobile home skirting

To access the pillars, you'll need to remove the skirting of your mobile home. Take your time and remove it carefully, placing it in a safe location. This step will allow you to reach the pillars and beams for the leveling process.

Prepare the area

The crawl space of your home may not be the most pleasant place, as it could harbor bugs, insects, dirt, or even deceased animals. It's recommended to clean the area and organize the necessary tools before starting the leveling process. Additionally, set up flashlights to enhance visibility.

Secure plumbing and electrical installations

Ensure that all plumbing and electrical installations are securely fastened before proceeding with the leveling. Start by checking the contact points of the plumbing and beams, as these are the most critical areas. Attach the plumbing securely to the base of your home and then inspect the electrical installations. If you notice any wires wrapped around the beams, unwrap them and attach them to the base as well.

Assess pillars and leveling issues

Identify the pillars that require adjustments and mark them using chalk. Begin by placing a level at the center of your home. If the level indicates that a pillar is already level, you can skip adding a shim there and move on to the next beam. Continue this process to identify and level the necessary pillars.  

Use a mobile jack to raise the beam

Leverage a mobile home leveling jack to raise the beam, allowing space to insert shims between the beam and the pillar. Continuously monitor your progress with a level. Take your time and proceed slowly and cautiously. Once the level indicates that the beam is properly leveled, stop raising it and secure the jack.

Insert shims between the beam and the pillar

After securing the jack, place shims between the beam and the pillar. If you're having trouble achieving the perfect position, you can gently tap the shims with a hammer. Repeat this process for all the other beams that require leveling.

Verify the levelness of your mobile home

After inserting the shims, thoroughly inspect your work. Use the level again, starting from the center of your mobile home. Are all the beams level? If so, your home leveling process has been successful! However, if any beams are still unlevel, repeat step 7 to ensure they are properly adjusted. Then, recheck the levelness of the entire house.

Recheck plumbing and installations

Even though you've already secured the plumbing and installations during the previous steps, it's always wise to double-check them to avoid potential issues down the line. If any wires appear damaged, it's advisable to have professionals take a closer look.

Reattach the skirting

After completing all the previous steps, you can now reattach the skirting. Have you done it? Fantastic job! You have successfully completed the home leveling process.

Advantages and disadvantages of living in a mobile home

Advantages of living in a mobile home

Owning a mobile home offers several advantages that make homeownership more accessible and convenient. Here's why you might consider living in a mobile home:
Low maintenance: When you live in a mobile home, you don't have to worry about maintaining a large piece of land or paying property taxes. Additionally, the lot rental fees usually cover essential services like water, sewer, garbage collection, and recycling.
Cost-effective: Mobile homes are generally more affordable than traditional houses. In 2021, the average price for a new manufactured home was around $111,900, whereas the median sales price for a traditional home exceeded $400,000. Moreover, lot rent typically ranges from $200 to $300 per month on average in the US.
Family-friendly communities: Mobile home parks often have measures in place to ensure the safety and well-being of their residents. They conduct background checks and implement up-to-date safety protocols, creating a secure environment where you can develop relationships with your neighbors.
Community benefits: Many mobile home communities organize enjoyable events for their residents and are conveniently located in accessible areas. Additionally, mobile homes are often spaced apart, providing a sense of privacy. You won't have to worry about pet fees or noisy neighbors, making for a more comfortable living experience.
Modern options: Mobile homes have come a long way from their traditional image. Tiny homes, for example, have gained popularity in the 21st century and offer a trendy and appealing alternative. These range from luxurious camping trailers suitable for full-time living to smaller versions of traditional homes on wheels. This variety allows you to choose a mobile home that matches your preferences and lifestyle.
Customizable space: Mobile homes offer a condensed living space, which can be advantageous for those looking to downsize or express their creativity through interior design. Despite the smaller size, mobile homes are designed to be practical and efficient, providing you with the opportunity to make the most of the available space and create a personalized living environment.

Disadvantages of living in a mobile home

Age restrictions: It's worth noting that mobile home communities often have age restrictions in place, primarily catering to senior citizens. As a result, prospective residents must meet the minimum age requirement, typically being at least 55 years old. This policy ensures a community of individuals in similar stages of life.
Small yards: While the prospect of a smaller outdoor area may be enticing for those seeking less maintenance, it's crucial to consider the trade-off that comes with it. Choosing a mobile home means sacrificing the opportunity for a spacious yard. This may be a significant factor to ponder, particularly if you have pets that require ample outdoor space to roam and play.
Negative stereotypes: It's important to address the negative stereotypes that have long been associated with living in a mobile home or a "trailer park." However, it's worth emphasizing that many mobile communities are, in fact, clean, safe, and convenient places to call home. These communities defy the stereotypes and offer a welcoming and enjoyable living environment for their residents.
Reselling and relocating challenges: If you decide to sell your mobile home, it can be challenging to find buyers as these homes typically have limited appreciation potential. Additionally, transporting a mobile home can be difficult depending on its age and condition. Moreover, park owners have the ability to sell the park with little notice, which can create stress and uncertainty for residents.
Complexities of mortgages: Traditional mortgages are generally not available for mobile homeowners, making it challenging to find suitable financing options. To secure a loan, potential buyers may need to explore alternatives like conventional loans through organizations such as Fannie Mae or seek assistance from government agencies like the Federal Housing Administration.

Mobile home maintenance

Here are some easier-to-understand tips for mobile home maintenance:
Don't neglect skirting ventilation: Skirting is the perimeter enclosure of a mobile home. It acts as insulation and protects against pests. It also adds to the overall appearance. Taking care of the skirting is crucial for the well-being of your home.
Repair and maintain your roof: It's necessary to reseal or recoat your roof annually to keep it in good condition. If there's a need for roof repair, don't delay. Neglecting it can shorten the lifespan of your mobile home or even jeopardize its structural integrity.
Understand plumbing differences: While many plumbing concepts are similar to those in site-built homes, there may be differences. Take the time to familiarize yourself with your mobile home's plumbing, so you can address any issues that arise or notice when something is wrong.
Learn how to inspect your home: While a professional inspection is important, you can also conduct your own regular inspections. This will help you become familiar with what's normal and what's not. Here's a quick checklist for your inspections:
- Are the I-beams bent or rusted?
- Is the wood floor framing damaged or rotted?
- Are the masonry piers cracked, chipped, or damaged?
- Do the masonry piers make contact with the steel frame?
- Do the masonry holes in the blocks used in the piers face upward or sideways?
- Are there wooden wedges between the pier cap and the steel frame?
- Is there perimeter blocking underneath large wall openings like sliding glass doors and windows longer than 4 feet?

Mobile home lifespan and depreciation

How long do mobile homes last?

Typically, mobile homes last about 20-30 years, just like traditional houses. The materials used to build mobile homes can be divided into three categories: exterior, interior and structural. Each of these categories has different factors affecting their lifespan. Externally exposed materials are more susceptible to weather damage. As a result, they have a shorter lifespan compared to interior and structural materials, which are designed to withstand weathering and have a longer lifespan.

Factors which determine a mobile home's lifespan

Mobile homes are not just an affordable housing option, but they also have their own factors that determine their lifespan. Several elements come into play when considering how long a mobile home will last. These factors include size, climatic conditions, quality of materials used, maintenance, and mobility.
Size: Generally, larger manufactured homes tend to have a longer lifespan because they require more robust materials to support their structure.
Location: The climate you live in plays a significant role in the longevity of your manufactured home. Homes located in humid climates may deteriorate more quickly due to increased moisture, leading to rotting and the need for more frequent replacements.
Materials: The materials used in the construction of manufactured homes can affect their durability. Common materials include plywood boards, particle board sheets, wood, steel, aluminum, and vinyl siding. The quality and resilience of these materials contribute to the overall lifespan of the home.
Maintenance: Regular maintenance is essential for preserving the lifespan of a manufactured home. Proper care, including inspections, repairs, and preventive measures, can significantly extend its longevity.
Mobility: If a manufactured home is frequently moved from one place to another, it may experience more wear and tear. The process of transporting the home can put stress on its structure, potentially affecting its lifespan.

Manufactured homes also incorporate other building materials such as brick and stone veneer, insulation boards made from wood or plastic foam, roofing shingles made from asphalt-impregnated fiberglass or metal sheets, and flooring made from wood or vinyl sheeting. These materials contribute to the overall construction and durability of the home.

How to increase the lifespan of a mobile home?

Typically, manufactured homes come with a lower price tag compared to traditionally built homes, but it's important to note that they may not last as long. However, there are some steps you can take to extend the lifespan of your manufactured home, and they're actually quite simple to follow.
Take care of your roof: Regular inspections are key here. Keep an eye out for any signs of wear and tear or potential damage. If you spot any issues, it's best to address them promptly before they worsen.
Protect your windows: During the winter months, it's advisable to install storm windows. They act as an extra layer of insulation, shielding your home from moisture and cold air.
Maintain your heating system: Eegular inspections by a professional can help identify issues such as leaks, corrosion, or other problems that could potentially lead to expensive repairs.
Pay attention to the exterior: Giving it a thorough cleaning with a power washer can go a long way in maintaining its overall condition.
Keep your plumbing in check: Regularly cleaning your gutters and downspouts is a must to prevent blockages and ensure proper drainage.
Prioritize ventilation: It's essential to have sufficient space around your manufactured home for proper airflow. This promotes good ventilation, which is beneficial for maintaining a healthy indoor environment.
Address drainage issues: Install a proper drainage system to prevent rainwater from pooling on your property, which can lead to damage.
Choose a suitable location: Avoid buying a manufactured home near bodies of water. Over time, water can seep into the ground and cause the foundation to deteriorate.

By following these maintenance steps, you can extend the lifespan of your manufactured home and minimize potential issues.

Why do mobile homes depreciate over time?

Mobile homes depreciate in value over time due to several reasons. One of the main factors is that mobile homes are classified as personal property rather than real property. Real property includes land and anything permanently attached to it, while personal property refers to items that can be moved without causing damage. Although moving mobile homes can be challenging, they still fall into the personal property category. If you're curious about the cost of moving a mobile home, you can find more information on that here.

Mobile home sizes and configurations

Mobile home configurations

Modern mobile homes are built in a controlled factory environment to ensure high quality. However, the size of these homes is often determined by transportation considerations to ensure safe delivery. When choosing a mobile home, families with expanding needs often opt for spacious options such as "single-wide," "double-wide," or "triple-wide" homes that are installed on-site. Each category offers distinct layouts, designs, costs, and living spaces, so it's important to carefully consider these factors when selecting the best mobile home for your family.

Single wide mobile home sizes & dimensions

When buying a mobile home, it's important for buyers to be aware that the maximum size of a single-wide home is determined by state regulations. Different states have different transportation regulations that set the limit for the size of these homes. During the design and purchasing process, a customer service professional will go over these regulations and other guidelines with home buyers.

When it comes to single-wide mobile homes, their dimensions typically range from about 14 to 18 feet in width and 66 to 80 feet in length. It's important to note, though, that the market offers a diverse array of options for potential homebuyers. Each make and model of single-wide homes boasts its own distinctive features, making it essential for buyers to thoroughly explore the available choices. Let's take a closer look at some examples of various sizes of single-wide homes.

Double wide mobile home sizes & dimensions

Double-wide mobile homes get their name because they are built and transported in two separate sections, which are then joined together on-site. These homes can vary in size, ranging from as small as 704 square feet to as large as 2,300 square feet. The actual size of a double-wide home is often determined by state transportation regulations. Generally, double-wide homes fall between 1,000 and 2,200 square feet. The standard size of a double-wide is quite popular among first-time buyers and those looking for a second home.

Standard double-wide size is a popular choice for many people, but some prefer to add their own creative touches to the structure. Customized mobile homes can be challenging to obtain due to size regulations and transportation limitations, as mentioned earlier. However, if the modifications do not affect transportation requirements, it may be possible to add additional sections.

Triple wide mobile home sizes & dimensions

Multi-section mobile homes, often referred to as double-wide or triple-wide homes, offer a captivating blend of convenience and spaciousness. These homes are transported to their destination in multiple sections, which are then seamlessly integrated on the property, creating a cohesive and impressive dwelling.

One of the standout advantages of these multi-section homes lies in their generous living space. Ranging between 2,000 and 3,000 square feet in size, they provide ample room for families to spread out and indulge in their desired lifestyle. With their expansive dimensions, these homes rival the luxurious features found in large single-family homes built on-site. From open floor plans to well-appointed kitchens and multiple bathrooms, these multi-section homes offer the same level of comfort and sophistication that one would expect from a traditional site-built home.

Manufactured home ceiling heights meet regulations

Mobile homes are required to adhere to state transportation guidelines, which set a maximum height of 13 feet, 6 inches from the ground to the rooftop. Interestingly, this height limitation is quite similar to the standard ceiling height found in most site-built homes, which typically range from 9 to 10 feet. Unless you're considering custom-designed site-built models, the ceiling heights in mobile homes are generally comparable.

Back in the day, before the U.S. Department of Housing and Urban Development (HUD) came up with regulations to ensure quality in mobile homes in 1976, the older models had lower ceilings just like the regular houses built on-site during that time. These older homes usually had ceilings that were about 7 to 8 feet high. If you ever stumble upon homes from the 1970s or earlier, you might notice that they generally have pretty low ceilings.

However, as both the on-site construction and mobile home industries have progressed, ceiling heights have increased. Starting in the early 2000s, the standard ceiling height for mobile homes rose to approximately 9 feet. When a mobile home is transported, it typically has a height of 13 feet, 6 inches. After accounting for the attic space, which usually measures around 4 feet and 6 inches, the usable ceiling height in mobile homes ends up being around 9 feet.

Apart from the ceiling height, there are other features of mobile homes that are worth mentioning. For instance, the typical wall height in a mobile home is around 9 feet, giving a decent amount of vertical space. The doors in mobile homes usually have dimensions of approximately 32 inches wide and 76 inches tall, providing a standard entry point. Additionally, the crawl space beneath a mobile home can vary in height, ranging from 28 to 42 inches, depending on the specific model. However, for individuals who desire higher ceilings, there is the option of custom designs to accommodate their preferences and create a more spacious feel.

Does home size affect pricing?

When you're looking at the size and price of mobile homes, it's natural to focus on the square footage and the number of sections. However, it's important to understand that buying a mobile home follows a different process compared to traditional homes. In this case, homebuyers work closely with customer service professionals who take the time to assess their specific needs and preferences. This involves figuring out how many bedrooms and bathrooms are desired, as well as the preferred amount of living space and any other requirements.

Once these details are established, individuals have the exciting opportunity to customize their dream home according to their liking. This customization often includes adding luxurious bathrooms, incorporating modern amenities, selecting high-quality flooring materials, opting for skylights, and choosing large windows to maximize natural light. These additional features contribute to the overall cost of the mobile home, which can vary based on factors like size, the number of sections, and the amenities included.

What's great about this personalized approach is that it accommodates different budgets. Even if you have a limited budget, you can still achieve your desired home within a cost-effective range by making choices that align with your priorities and budgetary constraints. Working closely with customer service professionals ensures that you get the most out of your investment and end up with a mobile home that meets your specific needs and preferences.

Which mobile home size should you select?

When comparing the construction costs, mobile homes offer a great advantage with affordable prices starting as low as $49 per square foot. In contrast, new site-built homes can range from $100 to $155 per square foot. Considering this significant cost difference, it's a smart choice to select a living space that can cater to a family's present and future needs.

For families that are expanding, it's advisable to choose a model with spare rooms. For instance, a young couple might want to consider a home with at least three bedrooms and two bathrooms to accommodate future children. This forward-thinking approach eliminates the need to purchase a larger home later on or go through the hassle of relocating.

As children grow up, downsizing becomes an option, allowing homeowners to repurpose those extra rooms into home offices or spaces for future grandchildren or guests to stay over. Since mobile homes often require lower down payments and monthly mortgage payments, thanks to financing options like HUD-supported FHA loans, opting for additional space proves to be a wise decision.

Which states have the most mobile homes?

Mobile homes have gained considerable popularity in certain states across the United States. Let's take a look at the top states where mobile homes are prevalent:
South Carolina: In South Carolina, around 17% of the housing options are mobile homes, making it a prominent choice among residents.
New Mexico: The state of New Mexico follows closely behind, with approximately 16% of the housing consisting of mobile homes.
West Virginia: Mobile homes account for about 15% of the available housing options in West Virginia, offering residents an alternative living solution.
Mississippi: Similarly, in Mississippi, approximately 15% of the housing options are mobile homes, providing an affordable and flexible housing choice for many.
Alabama: In Alabama, mobile homes make up around 14% of the housing market, reflecting their popularity and acceptance among residents.
Wyoming: Wyoming boasts a mobile home prevalence of about 13%, providing a significant portion of the state's housing options.
North Carolina: Around 13% of the housing choices in North Carolina are mobile homes, making them a viable and widespread housing option in the state.
Louisiana: Louisiana also joins the list, with approximately 13% of the housing comprising mobile homes, offering residents a diverse range of living options.
Arkansas: Mobile homes make up about 12.5% of the housing market in Arkansas, making them a notable presence in the state's housing landscape.
Kentucky: Last but not least, approximately 12.5% of the housing options in Kentucky consist of mobile homes, providing residents with affordable and customizable living spaces.

These states demonstrate the popularity and prevalence of mobile homes as a housing choice, catering to various needs and preferences of residents across the United States.

While some of these states are considered to have lower income levels, the prevalence of mobile homes is not always directly correlated with income. It is important to note that not everyone who lives in a mobile home park is poor. In fact, there are places where living in a mobile home community is not stigmatized at all. Michigan and Florida are two such locations where mobile home living is widely accepted. Some individuals choose to live in mobile home parks because of the affordability it offers or the sense of community they find with their neighbors, whom they enjoy spending time with.

Buying a mobile home

Are you considering buying a mobile home? Well, you're not alone! These homes provide all the comforts of a traditional home at a fraction of the cost. If you're interested, here's a simple guide to help you through the buying process.

Decide on your location

You have a few options when it comes to where you want your mobile home to be. You can either buy a lot, rent a lot, or join a mobile home park or community. Each option has its pros and cons. Buying a lot gives you more freedom but requires additional costs for utilities and ensuring the location allows mobile homes. Renting a lot may cover utilities in the monthly rent, but it becomes a permanent expense. Joining a mobile home park offers amenities but limits space and privacy.

Shop around

Don't assume that all mobile homes are the same. There are two primary types: single wide and double wide. Double wides are twice as wide as single wides. Just like traditional homes, mobile homes come in various styles, sizes, and levels of luxury. By shopping around and doing research, you can find the perfect mobile home that suits your preferences.

Get insured

Protect yourself and your investment by getting mobile home insurance. This insurance covers damages from water, fire, wind, personal injury liability, and theft. Keep in mind that mobile home insurance is usually more expensive than standard household insurance. It's advisable to research and compare different insurance options to get the best deal.

Donate and recycle

Mobile homes generally have less storage space compared to traditional homes. Before moving into your mobile home, declutter and donate any items that are not essential. Recycle or dispose of things you no longer need to free up space and make your new home more comfortable.

Personalize your new home

Mobile homes can be customized to your liking. You have the opportunity to design both the interior and exterior. For the exterior, you can choose colors, siding, roof, porch, and windows. On the interior, you can plan the floor layout, kitchen, bathroom, living room, and paint colors. Make your mobile home uniquely yours by adding personal touches.

Remember, buying a mobile home is an exciting venture, and taking these steps will help ensure a smoother and more enjoyable experience.


Purchasing a mobile home offers a practical and budget-friendly housing alternative that doesn't compromise on the comforts of a traditional home. To guide you through the process, here are some steps to follow, ensuring a confident and smooth experience.

First and foremost, you need to decide whether you want to buy a lot to place your mobile home on, rent a lot in an existing mobile home community, or become a part of a mobile home park. Each option has its own advantages, so carefully assess your preferences and needs.
Location plays a crucial role, so take the time to consider the area where you plan to set up your mobile home. Look into the available amenities and services nearby, such as schools, hospitals, shopping centers, and recreational facilities. This will contribute to your overall satisfaction and convenience in the long run.

When it comes to purchasing a mobile home, research is key. Take the time to explore different models, manufacturers, and dealers. Compare prices, features, and warranties to ensure you find the best fit for your needs and budget. Additionally, consider the overall quality and reputation of the manufacturer to ensure a reliable and well-constructed home.

During the process, be mindful of additional costs such as insurance, maintenance, and utilities. Factor these into your budget and financial planning to avoid any surprises down the line. It's always wise to consult with professionals, such as real estate agents and mobile home experts, who can provide valuable guidance and assistance.

Lastly, as you embark on this exciting journey, remember that a mobile home offers not only affordability and comfort but also a sense of community. Take the opportunity to get to know your neighbors, participate in park activities, and embrace the unique lifestyle that comes with mobile home living.

With careful planning, thorough research, and the right mindset, you'll be well on your way to finding a mobile home that suits your needs and preferences. So, happy mobile home hunting! Enjoy the process and embrace the possibilities that await you in your new mobile home.