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With housing costs rising, the need for more housing options has grown. People looking to save money are considering alternative housing options like single-wide mobile homes. The average house cost of a traditional home in the U.S. is over $400,000.

I am a real estate professional and come across rising housing costs daily.

Shocked at the prices of homes

One of the most well-known options is the Single Wide Mobile Home. According to the U.S. Census Bureau, 22 million people lived in manufactured homes in 2019, including single- and double-wide mobile homes. That number continues to rise.

Today’s manufactured homes can deliver outstanding quality and performance at prices that are up to 50 percent less per square foot than traditional site-built homes, according to

That is a considerable saving!

mobile homes are 50 percent less than traditional homes per square foot

This comprehensive guide will assist you in learning about single-wide mobile homes, key features, some truths, and dispelling some myths. 

We will also show you the most expensive single-wide mobile home community, where homes sell for millions of dollars. Lastly, we will help you find a location to purchase your single-wide mobile home

Key Takeaways
  • Single-wide manufactured homes offer an alternative to the rising costs of housing.
  • Singles wides come in a variety of sizes, from 12-18 feet wide and 40-80 feet long.
  • There are lots of Tiny House manufactured homes.
  • There are single wides under $35,000
  • There is a 4 Million dollar single-wide manufactured home in Malibu, CA.
  • Mobile Homes are built to federal HUD building standards
  • There are a variety of options and customizations you can choose for your home.
  • The resale value of mobile homes may be higher than you think.
  • Mobile homes are estimated to last over 55 years.

Disclosure: This post may contain affiliate links, meaning I can earn commissions. If you decide to purchase through my links, it is at no cost to you.

What is a Single Wide Mobile Home?

A single-wide mobile home, also known as a single-section home. It is a manufactured Home designed and constructed in a controlled environment. 

A single wide is narrower than a double or multi-section manufactured Home. 

Although the term mobile home has long since been renamed manufactured Home in the 1980s, my tendency remains to continue to call it a mobile home.

Because the word manufactured is more difficult to spell than mobile when searching, at least, for me, it is.

Single wides have established themselves as a practical and adaptable housing solution.

They offer an attractive combination of affordability, customizability, and energy efficiency that is hard to find in stick-built homes or even tiny houses.

What sizes do Single Wide Mobile Homes come in?

Single-wide mobile homes range from 12 – 18 feet wide to 40 – 80 feet long.

40 foot and 80 foot single wide mobile home colorful

What is the Smallest Single Wide Mobile Home?

The Smallest Home I could find was 11-foot-2 inches by 33-foot- 6 inches.

Silvercrest Tiny Home

This Tiny Home option by SilverCrest has a full bathroom, bedroom, and two lofts! It is incredible. 

Here is the floor plan for reference.

Check out the 3D tour below.

tiny house single wide mobile home

I have seen quite a few of these tiny homes for rent on Airbnb. Here are a few other small single-wides from Homes Direct

How much do single wides cost?

The average cost of a single-wide manufactured Home is nearing $90,000. Don’t panic!

The problem with this average is that look back at the sizes a single wide comes in, and you can see it is not all equal. 

I would expect a 12-foot by 40-foot Home to cost different from 18 feet by 80 feet home. Keep reading as we talk about the prices of single wides.

Why does the cost of single-wide manufactured homes vary?

  • Size of the Home: the width and length of the Home
  • Interior upgrades to the Home: like cabinets to the ceiling, crown molding, flooring and tile choices, and fireplace
  • Exterior upgrades to the Home: specialty siding
  • Ceiling height: 7 feet to 9 feet
  • Furniture included in the Home: – some models come furnished
  • Upgraded appliances in the Home: – Energy Efficiency

What is considered cheap for single-wide mobile homes?

If you ask someone what a cheap single-wide manufactured Home is, they are likely referring to something under $60,000.

There are some options available for well under $35,000. I found Titan Factory Direct advertising a Champion Model for $29,900.  

Is it true the most expensive mobile Home is $4,000,000?

You can find the most expensive mobile homes in the Paradise Cove Mobile Home Park in Malibu, California.

Check out the $4,000,000 mobile home that was for sale.

To be accurate – the Home is a multi-section, but I wanted you to see what is possible. After you look at those pictures, please tell me if you think that is truly a mobile home. 

The 4 Million Dollar
Single-Wide Mobile Home
Located in Paradise Cove Mobile Home Park 
in Malibu, California

What are the upfront costs of a mobile home?

Besides the purchase of a mobile home, there are a few potential upfront costs to consider.

If you decide to buy the land where the Home will be placed, consider the land’s cost. Other expenses like utility installation and a driveway are additional costs to consider. 

However, an alternative option is to lease the property, which could be a more affordable choice depending on the location but would leave you with monthly lot rent.

Why Should I Choose the Single Wide Mobile Home?

Single-wide mobile homes are an easy choice if you’re looking for an affordable and flexible housing option. These homes are built in a factory setting, ensuring high-quality dwellings that can be customized to your liking.

Building Standards

The U.S. Department of Housing and Urban Development (HUD) sets stringent standards for manufactured homes. They cover everything from structural design to energy efficiency, ensuring safety and durability.

Customizing Your Home

The best part about single-wide mobile homes is the ability to customize. You can choose your floor plan, interior finishes, and exterior look.

Companies like Clayton Homes even offer virtual tours, so you can see your choices before making any decisions. Here is a walkthrough of an impressive single wide.

Many companies offer you the option to use their design center to choose options and visualize styles available. With their technology, you can design your own single-wide mobile home. Here Is one I found:

Fairmont Homes Design Center

Floor Plans of a Single-Wide Mobile Home

A typical single-wide mobile home has a floor plan to maximize space without compromising comfort. The living area is usually centrally located, with bedrooms on either end.

This layout provides privacy while promoting family interaction in shared spaces like the kitchen and living room.

  • The primary bedroom often includes a private bathroom.
  • Kitchens are typically equipped with modern appliances and ample storage space.
  • Dining areas can be separate or part of an open-plan design along with the kitchen and living room.

I even found a four-bedroom, single-wide mobile home option.

4 Bedroom Mobile Homes Under 100K

Energy-efficient designs

Energy-efficient home designs are all the rage now. They save you money on utility bills and make Mother Earth dance happily.

Manufacturers like Clayton Homes are leading the way with their Energy Smart Home Package, which includes fancy stuff like low-E windows and programmable thermostats. 

Environmental Impact 

These homes have a smaller environmental footprint compared to traditional houses. Plus, they’re built in controlled factory settings, so there’s less waste and more efficiency. 

3 Truths about Mobile Homes

Purchasing a single-wide mobile home is exciting, but understanding financing options is crucial. Like site-built properties, there are loan options for buying a manufactured house.

1. Loan Options

The most common loan options include conventional mortgages, FHA loans, and V.A. loans. 

  • Conventional mortgages offer more competitive rates but require higher credit scores and larger down payments. 
  • FHA loans could be for first-time buyers or those with lower credit scores. 
  • V.A. Loans are 100% financing exclusively available to veterans or active-duty military members and their families.

2. Resale Value

Before purchasing, consider resale value. If you see yourself staying in the Home for five or more years, you may not want to put a lot of emphasis on resale value as we have no idea what life will be like then. 

From the real estate agent’s perspective, the three significant factors in the resale value of a mobile home are condition and location. 

  • Is the Home well maintained?
  • Where is the Home located?
  • What upgrades does the home have?

The value will be impacted if the Home is better maintained, much like the resale of traditional homes. You could see a decent resale value if the Home is placed on a piece of land.

If the Home is placed in a community where the lot is rented, resale is harder since you only own the Home without the land.

3. Depreciation

Unlike traditional houses, most of us believe that single-wide mobile homes tend to lose value. As soon as it leaves the factory, the depreciation begins. Just like cars, right?

I have heard this all my life which is why I believed it. This was the case until I did more research and saw some incredible things happen with the resale of mobile homes.

 I have personally seen a mobile home placed on a piece of land that has been well-maintained sell for more than what the owner had invested in it. 

Check out this Federal Housing Finance Agency graph on the traditional versus manufactured homes price index from 1995 to 2018. 

housing price index for traditional vs manufactured homes fhfa dot gov

5 Common Myths about the Single wide Mobile Home

There are several myths and misconceptions surrounding mobile homes. Here are a few common myths that exist:

1. Myth: Mobile homes are not built to last.

A: Reality: Mobile homes are built to meet strict safety and construction standards set by relevant building codes. This includes not only single-wide homes but double-wide homes as well. 

2. Myth: Single-wide homes need to be better constructed and of inferior quality.

A: Reality: Mobile homes are manufactured in controlled environments using advanced building techniques and materials. They must adhere to specific construction standards and safety regulations, ensuring quality and durability. 

3. Myth: Single-wide Mobile homes are challenging to finance.

A: Reality: While financing options for mobile homes may differ from traditional home loans, some lenders specialize in financing mobile homes.

4. Myth: Single-wide homes are all located in mobile home parks.

A: Reality: Mobile homes can be found in various settings, including dedicated home parks, mixed-use communities, and individual lots. 

5. Myth: Manufactured homes lack customization options.

A: Reality: Mobile homes can be customized to suit individual preferences and needs. Manufacturers offer various floor plans, design options, and upgrades to allow homeowners to personalize their homes. 

Choosing Reliable Manufacturers For Your Next Purchase

When buying a single-wide mobile home, the manufacturer you choose is critical. The quality of your new abode depends on who builds it.

Three standout brands in this industry are Clayton, Champion, and Fleetwood Homes. These vendors understand the needs of mobile home buyers and can help you find your perfect single-wide mobile Home. 

Clayton Homes

Clayton Homes, a leading manufacturer, offers prospective homeowners a wide range of energy-efficient options.

Their homes feature modern amenities like Energy Star-certified appliances, top-notch insulation, and programmable thermostats that cut utility bills while promoting sustainability.

Fleetwood Homes

If budget is a concern, consider Fleetwood Homes. Known for their affordable yet durable manufactured houses, they offer various floor plans to suit different preferences without compromising quality or style.

Champion Homes: 

Champion Homes is a reputable manufacturer with over six decades of experience in crafting quality, factory-built homes.

They are known for their commitment to craftsmanship, customizable options, and affordable housing solutions for various budgets.


In conclusion, single-wide mobile homes offer a compelling alternative for those seeking affordable and versatile housing options.

They provide the opportunity for homeownership, customization, and a sense of community.

We can appreciate single-wide mobile homes’ benefits and potential by debunking misconceptions and addressing challenges.

Embrace the freedom, affordability, and limitless possibilities of single-wide mobile homes and embark on a journey towards comfortable and fulfilling homeownership today!

Frequently asked questions

What is the definition of a single wide mobile home?

A single wide mobile home is basically a one-piece, ready-to-go house. It’s usually about 14-18 feet wide and 50-80 feet long. No assembly or joining needed!

What is the difference between a mobile home and a trailer?

Mobile homes are larger, permanent residences. Trailers are compact, towable for travel. Different purposes and sizes. A lot of people use the words interchangeably.

What is the best built mobile home?

Clayton Homes is considered the best overall and best for energy efficiency.

What are the pros and cons of a manufactured home?

Pros are affordability, energy efficiency, structural strength, versatility, construction timetable, fast installation. Cons are limited choices, land availability/cost, community costs, depreciation, lower resale value.

Are there any discount programs when buying a mobile home? 

Yes, first-time home buyers, military service, and oilfield workers discounts are available. One vendor is offering these discounts. You could score some savings at the Clayton Homes Red Tag Clearance Sale.

What is the life expectancy of a mobile home?

According to MHVillage, a study done in 1990 by the Manufactured Housing Institute placed the average life expectancy at 55.8 years. However, anything can last longer if well cared for. 

If I rent a mobile home lot, do I have to pay property taxes?

Likley not, but check with your landlord to be sure.

Where can I find the zoning requirements for mobile homes?

Visit the official website of your local government, such as the city or county website, which may provide interactive zoning maps.

Are mobile homes placed on a permanent foundation? 

Mobile homes can be placed on different types of foundations, depending on the specific requirements and regulations in the area where they are located.

Are mobile homes hard to insure?

Insuring mobile homes is straightforward, with specific mobile home insurance policies available to address their unique risks. Coverage can be obtained by contacting insurance providers specializing in mobile home insurance.

What are some of the benefits of modern manufactured homes?

Modern manufactured homes are affordable, energy-efficient, and customizable. They meet high construction standards and offer a flexible, cost-effective housing option that aligns with today’s design and lifestyle needs.

Why are mobile homes cheaper than stick-built homes?

Mobile homes are often cheaper than stick-built homes due to factors such as the efficiency of factory production, economies of scale, and the use of cost-effective materials, allowing for more affordable housing options.

  • Erin Hybart

    Meet Erin, a real estate enthusiast with a wealth of knowledge and an insatiable curiosity for all things Real Estate and living with intention. She passionately advocates for alternative, affordable, and eco-friendly housing solutions. She believes in pushing the industry's innovation boundaries and thinking outside the box. As a licensed real estate agent in Louisiana, Erin dedicates herself to assisting clients in buying and selling properties and mentoring fellow agents to succeed in their own Real Estate businesses. In addition to her professional pursuits, Erin channels her expertise into captivating house-flipping adventures.

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