The average new manufactured home sold for $129,400 in June 2026, according to the U.S. Census Bureau. Single-section homes averaged $82,200 and double-section homes $166,600 in May 2026. Those prices cover the home only; land, the foundation, utility connections and permits are extra.
How much does a new manufactured home cost?
| Home type | Average price | Month |
|---|---|---|
| All new manufactured homes | $129,400 | June 2026 |
| Single-section (single-wide) | $82,200 | May 2026 |
| Double-section (double-wide) | $166,600 | May 2026 |
The all-homes average moved between $129,400 and $137,500 in the first half of 2026 (January $131,700, March $137,500, June $129,400).
What else do you pay for?
- Land: buying a lot or renting a space in a manufactured home community.
- Foundation or piers: a permanent foundation is often needed to finance the home as real estate.
- Delivery and set-up: often included by the dealer, but check.
- Utility connections: water, sewer or septic, power; costly on raw land.
- Extras: skirting, steps, decks, a garage or carport, and permits.
Manufactured vs modular vs site-built
| Manufactured | Modular | Site-built | |
|---|---|---|---|
| Built to | federal HUD Code | state and local building codes | local building codes |
| Where | factory, on a permanent steel chassis | factory, in sections set on a foundation | on site |
| Typical cost | $129,400 average, home only | $80–$160 per sq ft installed | $166 per sq ft US median |
Manufactured homes are built entirely in a factory to the federal HUD Code. Modular homes are also factory-built, but to the same codes as site-built houses, and are usually valued and financed like them.
How do you finance a manufactured home?
If the home is on land you own and attached to a permanent foundation, it can often be financed with a mortgage. Homes in communities or on leased land are usually financed with a personal property (chattel) loan, which typically has a higher rate.
Frequently asked questions
Is a manufactured home cheaper than building a house?
Yes, usually by a wide margin. A double-section manufactured home averaged $166,600 in May 2026, while a 2,000 sq ft site-built house costs about $332,000 at the US median, before land in both cases.
Do manufactured homes hold their value?
It depends heavily on whether you own the land. Homes on owned land with a permanent foundation tend to hold value better than homes on rented lots.
Compare other house types
- Barndominium cost
- Modular home cost
- Tiny house cost
- Shipping container home cost
- ADU cost
- Custom home cost
- Cabin cost
- Pole barn house cost
- Duplex cost
- Garage cost
- All house types compared
Sources
- U.S. Census Bureau via FRED: Average sales price of new manufactured homes, total (Manufactured Housing Survey)
- U.S. Census Bureau via FRED: Average sales price, single-section homes (Manufactured Housing Survey)
- U.S. Census Bureau via FRED: Average sales price, double-section homes (Manufactured Housing Survey)
- Amerisave: Modular home prices, complete cost breakdown and financing guide (October 2026, citing Angi and HomeAdvisor)
- Autodesk: How much does it cost to build a house in 2026? (state totals for a 2,000 sq ft home, based on Today’s Homeowner data; the $166/sq ft US median used on this site)