Picture this: you’ve just signed on your first manufactured home, and move-in day arrives. You walk through the front door — and then realize the kitchen is completely empty. No refrigerator. No stove. Just cabinets and countertops staring back at you.
For many first-time manufactured home buyers, the question of what’s actually included in the purchase price is one of the most confusing parts of the process. Furniture? Appliances? Built-ins? The answer depends on the type of home you buy, the manufacturer, and the retailer you work with. Getting clarity upfront can save you thousands of dollars and a lot of post-move headaches.
Here’s exactly what you need to know.
The Short Answer: Most New Manufactured Homes Don’t Come Furnished
The industry standard for new manufactured homes is appliances included, furniture not included. When you buy a new home from a retailer like Braustin Homes, you can expect to receive a move-in-ready kitchen — refrigerator, smoothtop range, range hood, and dishwasher are all standard — but the sofas, beds, dining tables, and bedroom furniture are yours to source and bring.
This is an important distinction. “Furnished” and “appliance-equipped” are not the same thing, and conflating the two is the most common source of buyer confusion.
The exceptions to this rule are:
- Display/model homes — Showroom models are staged with furniture to help you visualize the space. That furniture typically does not transfer with the home purchase.
- Used or repossessed homes — Previously owned homes may come with some furniture left behind, but this varies case by case.
- Specialty package deals — Some retailers offer limited furniture packages as promotional add-ons, though these are not common in the new manufactured home market.
What Braustin Homes Includes as Standard
At Braustin Homes, every new home comes with kitchen appliances already installed — so you can start cooking on day one without an additional shopping trip. Across our TRU Homes lineup, for example, the standard appliance package includes:
- 18 cu. ft. refrigerator
- 30″ smoothtop electric range
- 24″ dishwasher
- Range hood
- Rheem Hybrid Water Heater (40-gallon electric)
Beyond the kitchen, standard features across most models also include recessed LED lighting throughout, shelving in bedroom closets, dual-pane Low-E thermal windows, and washer/dryer hookups (note: the washer and dryer themselves are not included, but the connections are ready).
What is not included as standard:
- Living room furniture (sofas, coffee tables, entertainment centers)
- Bedroom furniture (bed frames, dressers, nightstands)
- Dining room furniture (table, chairs)
- Washer and dryer units
- Outdoor/patio furniture
- Window treatments and décor
This setup gives you the functional essentials on day one while leaving the interior design entirely in your hands — which most buyers actually prefer.
The Display Model Trap: Don’t Assume What You See Is What You Get
Walking through a beautifully staged model home can create a powerful (and sometimes misleading) impression. Manufacturers and retailers invest in professional staging to help buyers see the potential of a floor plan. The furniture, artwork, throw pillows, and accent lighting in those showroom walkthroughs are almost never part of the purchase price.
Before you sign anything, ask your housing consultant for a written itemized list of what’s included. A reputable dealer will have no hesitation providing this. If a retailer is vague about inclusions, that’s a red flag worth pressing on.
Specific questions to ask:
- Which appliances are included, and what are the brand/model specs?
- Are washer/dryer hookups installed, or do I need to add them?
- Does the gas upgrade (range and furnace) cost extra?
- What warranty covers the included appliances?
At Braustin, the online home customizer lets you see and select exactly what’s in your home before you commit — including your appliance package, cabinet colors, countertop materials, and more — so there are no surprises at closing.
Understanding the Cost Difference: Appliance Packages vs. Furniture Packages
Appliances are built into the price of virtually every new manufactured home and are factored into the base price you see listed. Furniture packages, on the other hand, are a separate category — and when they do exist as add-ons, they can add meaningfully to your total cost.
To put it in perspective: furnishing a 3-bedroom home from scratch (living room, dining room, three bedrooms) typically costs between $5,000 and $15,000 depending on quality level. That’s a real budget line to plan for — but it also means you choose exactly what you spend and what you get, rather than paying a bundled premium for furniture that may not match your style or hold up over time.
The budget clarity argument actually favors unfurnished homes: when appliances are itemized and furniture is separate, you know precisely what each dollar is buying.
Why Unfurnished Is Usually the Better Deal for Buyers
The manufactured housing industry’s “appliances included, furniture not included” model isn’t an oversight — it’s genuinely buyer-friendly for three reasons:
- You keep full personalization control.
Manufactured homes today offer significant interior customization — from cabinet finishes and countertop materials to flooring and lighting. Pairing that customization with furniture you choose yourself means the finished home reflects your taste, not a retailer’s staging budget. - You avoid paying for what you already own.
Many buyers purchasing a manufactured home already own furniture from a previous residence. A pre-furnished home would force you to either pay for duplicate items or sell/store what you have — neither is cost-efficient. - Appliance warranties are cleaner.
When appliances are included by the manufacturer, they’re covered under the factory warranty. Braustin homes come with a standard factory warranty covering 30 days cosmetic, 1 year structural/plumbing/electrical, and 10 years on the A/C — with an optional 5-year extended warranty available that covers plumbing, electrical, and appliances. Furniture bundled in by a third-party retailer typically carries no such protection.
How to Budget for Move-In Costs Beyond the Home Price
When calculating your total move-in budget, plan for these categories beyond the home purchase price:
- Furniture: $5,000–$15,000 for a full 3-bedroom setup (varies widely by quality)
- Washer and dryer: $600–$1,500 for a new set
- Window treatments: $200–$800 depending on number of windows and style
- Outdoor/patio setup: Optional, but budget $500–$2,000 if you want a furnished deck or patio
- Small appliances and kitchen tools: $300–$800 (toaster, microwave if not included, coffee maker, etc.)
Having this number in mind before you shop for a home helps you choose a base price point that leaves room in your overall budget for the rest.
Customizing Your Braustin Home Before It’s Built
One of the biggest advantages of buying a new manufactured home through Braustin is the ability to customize your home before it leaves the factory. Through our online home configurator, you can select your floor plan, cabinet style and color, countertop material, appliance package (including gas upgrades), flooring, lighting, and more — all with real-time pricing updates so you know exactly what you’re spending.
This is the most transparent way to buy a manufactured home: you build what you want, you see what it costs, and nothing is hidden in a furniture bundle.
Our manufacturer partners — including TRU Homes, Clayton, Cavco, and Champion — each offer distinct customization paths, price points, and feature packages, so there’s a right fit for nearly every budget and lifestyle.
The Bottom Line on Furnished vs. Unfurnished Manufactured Homes
New manufactured homes come appliance-equipped, not furniture-furnished — and for most buyers, that’s the right setup. You get a functional, move-in-ready kitchen without paying a markup on furniture you didn’t choose. The interior design of your living spaces stays entirely in your hands.
If you’re comparing homes and want to know exactly what’s included in any specific model, the most reliable approach is to ask for a written inclusions list from your dealer and walk through the configurator together. At Braustin, that conversation costs nothing and takes the guesswork out of the entire process.
Frequently Asked Questions
Q. Do all manufactured homes come with appliances?
A. Most new manufactured homes include at least a refrigerator, range/stove, and range hood as standard. At Braustin Homes, all new homes come with kitchen appliances installed — typically an 18 cu. ft. refrigerator, 30″ smoothtop electric range, dishwasher, and range hood. These are included in the base home price, not sold as an add-on.
Q. Do mobile homes come with a washer and dryer?
A. Generally, no. New manufactured homes include washer and dryer hookups (the plumbing connections and electrical wiring), but the washer and dryer units themselves are not included. You’ll need to purchase these separately. Budget approximately $600–$1,500 for a new set.
Q. Is the furniture in a model home included with the purchase?
A. No. Furniture in showroom display models is staging — it’s there to help you visualize the space, not to be included in the sale. Always confirm in writing what is and isn’t included before signing a purchase agreement. This is one of the most common sources of buyer confusion in the manufactured home industry.
Q. Can I upgrade the appliances in my manufactured home?
A. Yes. At Braustin Homes, the online home configurator lets you upgrade your appliance package during the design process — for example, switching from a standard electric range to a gas range and furnace combo. Upgraded appliance options are priced transparently in the configurator.
Q. What does a manufactured home warranty cover for appliances?
A. Factory warranties on Braustin homes include 30 days of cosmetic coverage, 1 year of structural, plumbing, and electrical coverage, and 10 years on the A/C system. An optional 5-year extended warranty is also available, which extends coverage to plumbing, electrical, and appliances. Talk to your housing consultant for full details on what’s covered.
Q. How much should I budget for furniture when buying a new manufactured home?
A. A realistic furniture budget for a 3-bedroom manufactured home ranges from $5,000 to $15,000, depending on the quality of pieces you choose. Prioritizing the living room and master bedroom first is a common strategy — you can furnish additional rooms over time as your budget allows.
Q. Does Braustin Homes offer smart home features?
A. Yes. Many newer manufactured home models available through Braustin include optional smart home packages featuring Ecobee smart thermostats, Ring video doorbells, and other connected home features. Ask your housing consultant which floor plans support these upgrades.
Q. What’s the best way to know exactly what’s included in a specific home?
A. The most reliable method is to use Braustin’s online home configurator, which shows you every included feature and optional upgrade with transparent pricing. You can also contact our team directly to walk through the inclusions list for any specific model before you commit.
Ready to see exactly what comes with your new home — down to the appliance specs and cabinet colors? Browse our full inventory of manufactured homes and use the online configurator to build your home your way.
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