Buyers typically pay between $70,000 and $250,000 for a double wide manufactured home, with totals driven by size, finishes, and site work. The price includes the unit itself, delivery, installation, and basic utilities hookup; customization and foundation options can push costs higher.
Assumptions: region, specs, labor hours.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Double wide unit price | $70,000 | $120,000 | $180,000 | Typical 1,400–2,000 sq ft models |
| Delivery & setup | $5,000 | $15,000 | $40,000 | Depends on distance, road constraints, crane needed |
| Foundation & site prep | $5,000 | $20,000 | $60,000 | Concrete pad, slab, or underpinning |
| Utilities & hookups | $3,000 | $12,000 | $25,000 | Water, sewer, electric, gas |
| Permits & inspections | $500 | $3,000 | $8,000 | Local code requirements |
| Interior finishes upgrade (per design) | $5,000 | $25,000 | $70,000 | Flooring, cabinets, counter materials |
| Waste & delivery disposal | $500 | $2,000 | $6,000 | Waste removal, packaging disposal |
| Warranty & service plan | $0 | $2,000 | $5,000 | Extended coverage optional |
Overview Of Costs
Typical cost range overview: A complete double wide purchase with standard finishes and basic site work falls roughly between $120,000 and $260,000, depending on model size and regional labor costs. For a 1,500–1,900 sq ft home, the unit price commonly ranges $90,000-$150,000, with delivery, foundation, and utilities bringing the total into the $180,000-$260,000 band. Heavier customization or challenging site conditions can exceed this range.
Per-unit pricing should be considered alongside project-wide costs. A typical per-square-foot ballpark is $80-$140/sq ft for the manufactured unit, plus a per-foot site and installation package of $5-$20 per sq ft for site work and foundation, depending on soil, drainage, and access. Higher-end finishes add to the per-square-foot cost, while simpler designs keep totals lower.
Cost Breakdown
Factors that contribute most to the total include the size and model of the double wide, foundation method, and site accessibility. The table below highlights common cost components and typical values.
| Component | Low | Average | High | Notes |
|---|---|---|---|---|
| Materials | $60,000 | $100,000 | $160,000 | Unit shell, interior finishes, appliances |
| Labor | $10,000 | $25,000 | $60,000 | Manufacturing crew, installation crew |
| Equipment | $5,000 | $15,000 | $30,000 | Cranes, delivery trucks, trucks with escorts |
| Permits | $500 | $3,000 | $8,000 | Local building and zoning permits |
| Delivery/ disposal | $2,000 | $8,000 | $15,000 | Road permits, staging, debris removal |
| Installation/Utilities | $3,000 | $12,000 | $25,000 | Electrical, plumbing, HVAC hookups |
| Warranty | $0 | $2,000 | $5,000 | Optional extended coverage |
What Drives Price
Key variables include home size, number of bedrooms, and the level of customization. Two notable hidden drivers are site access and foundation type. For example, a semi-rural site with uneven terrain may require extra excavation and grading, adding $10,000-$25,000 to the project. A heavier foundation, such as full crawlspace or concrete slab with footings, can push costs higher than simpler pier-and-beam or no-foundation setups. Labor rates vary by region, with higher-demand markets often showing increased installation costs.
Another driver is the delivery distance. Long hauls from the factory to the site can add $5,000-$20,000 in transportation and escort fees. If the home needs specialized transport or permits, expect further adjustments.
Interior upgrades—from cabinetry to flooring—also influence the price. Mid-range finishes typically add $15,000-$40,000, while premium kitchens and luxury baths can push totals well above $70,000 for interior work alone. Assumptions: regional labor rates, model selection, and standard installation.
Labor, Hours & Time
Installation timeline commonly spans from two to six weeks, depending on weather, site readiness, and utility hookups. Labor costs reflect crew size and duration: a smaller crew in a nearby market might complete work faster but at a higher hourly rate, while a larger crew in a lower-cost area can reduce per-hour costs but extend total time.
Typical labor hours for a standard 1,600 sq ft double wide, including foundation and hookups, range 120-260 hours across trades. This translates to a broad labor-cost window of $10,000-$40,000, aligned with regional wage differences. Plan for contingencies when weather or permitting delays occur.
Regional Price Differences
Pricing varies across the U.S. due to labor markets, permitting, and transport. Three representative regions illustrate typical deltas.
- West Coast: costs tend toward the higher end, with higher permitting fees and transport, often adding 10-25% on top of national averages.
- Midwest: generally mid-range pricing, with relatively moderate transport and labor costs; deviations usually ±10%.
- South/East: transport and labor can be lower in rural areas, sometimes reducing total by 8-15% compared with national averages, though urban markets may still be high.
Real-World Pricing Examples
Sample scenarios show how components combine to form final project totals. Each card lists specs, labor hours, per-unit prices, and totals.
Basic Scenario
Specs: 1,550 sq ft, standard finishes, pier foundation, inland site, basic utilities.
Labor: 140 hours; Unit price: $95,000; Delivery/Setup: $8,000; Site Prep: $6,000; Utilities: $4,000; Permits: $1,200; Total: $219,200
Assumptions: region Midwestern rural.
Mid-Range Scenario
Specs: 1,750 sq ft, mid-range finishes, slab foundation, semi-urban site, standard utilities.
Labor: 180 hours; Unit price: $120,000; Delivery/Setup: $12,000; Site Prep: $12,000; Utilities: $8,000; Permits: $2,500; Total: $274,500
Assumptions: region Northeast suburban.
Premium Scenario
Specs: 2,000 sq ft, luxury finishes, engineered foundation, hilltop site, enhanced electrical and kitchen.
Labor: 230 hours; Unit price: $165,000; Delivery/Setup: $25,000; Site Prep: $28,000; Utilities: $15,000; Permits: $5,000; Total: $258,000+
Assumptions: region West Coast urban fringe.
Cost By Region: Local Market Variations
Regionally, average project costs reflect differences in labor, transport, and permitting. A purely unit-price comparison might show
- Urban markets: higher delivery and installation rates plus premium finishes; potential +15% to +25% above national averages.
- Suburban markets: balanced costs with moderate delivery and site work; typically within ±10% of national averages.
- Rural markets: lower labor and transport costs; sometimes 5%–15% below national averages, subject to supplier access.
