Texas buyers searching for an affordable alternative to site-built homes often start with a single question: how much does a mobile home actually cost? The sticker price is just the beginning. Between dealer markups, land decisions, delivery fees, foundation work, and financing terms, the all-in number can run $40,000–$80,000 higher than the base price on the sales floor. This guide gives you the full picture — factory price, regional comparisons, every hidden cost line item, and the specific decisions that move your final number up or down. All pricing data comes from the U.S. Census Bureau’s Manufactured Housing Survey (MHS) and the Texas Manufactured Housing Association (TMHA); specific figures are cited throughout.
Quick Answer: Texas Manufactured Home Prices at a Glance
| Home Type | Texas Average Base Price (2024) | Estimated All-In Installed Cost |
| Single-Wide | $86,700 | $100,000–$130,000 |
| Double-Wide | $153,100–$159,700 | $170,000–$210,000 |
| Multi-Section / Triple-Wide | $200,000+ | $230,000+ |
Sources: U.S. Census Bureau Manufactured Housing Survey (2024 data); Texas Manufactured Housing Association 2024–2025 Average Sales Price Analysis. The gap between the base price and the installed cost reflects delivery, foundation, site preparation, utility connections, and permits — costs that dealers often omit from advertised pricing. Every item in that gap is explained in detail below.
Texas Manufactured Home Costs vs. National Averages
National Benchmarks from the U.S. Census Bureau (2024)
The U.S. Census Bureau tracks manufactured housing sales through its Manufactured Housing Survey (MHS), the most authoritative public data source for factory-built home pricing. The 2024 national averages across all regions:
- All manufactured homes (national average): $124,700
- Single-section (single-wide) homes: $85,200
- Multi-section (double-wide and larger) homes: $155,400
These figures represent the purchase price of the home unit only, excluding land, delivery, installation, and site work.
Texas-Specific Pricing (TMHA, 2024)
Texas falls within the South region in Census Bureau data — historically one of the most affordable manufactured housing markets in the country for single-wide buyers. According to the Texas Manufactured Housing Association’s 2024 Average Sales Price Analysis, Texas-specific figures are:
- Single-section average sales price (Texas): $86,700 — a 1.0% year-over-year increase, and slightly above the national average, reflecting persistent materials cost pressures
- Multi-section average sales price (Texas): $153,100–$159,700 depending on specification level
- Texas median site-built home (2024): approximately $313,000
Put those numbers side by side: a new double-wide manufactured home in Texas costs roughly $153,000–$160,000 at purchase, compared to a median site-built home at $313,000. That $150,000+ difference explains why Texas permitted more manufactured homes than any other state in 2024. What is a manufactured home, exactly? If you’re still getting familiar with HUD-code construction standards, that article explains the key differences between manufactured, modular, and traditional housing.
Single-Wide vs. Double-Wide: A Real Cost Comparison
Single-Wide Manufactured Homes
A single-wide home measures 14–18 feet wide and 52–76 feet long, delivering 700–1,400 square feet. It ships as one piece, which keeps delivery and installation costs lower than multi-section homes. 2024 base price range in Texas: $60,000–$90,000 Estimated all-in installed cost: $100,000–$130,000 Single-wides suit buyers on smaller lots, buyers managing tighter budgets, or buyers placing a home in an established community where a lot is already prepared. Browse current single-wide inventory to compare available floor plans and pricing.
Double-Wide Manufactured Homes
A double-wide combines two parallel sections — each 12–20 feet wide — for a total footprint of 1,200–2,400 square feet. Two sections mean two deliveries and a more complex installation, which adds to the total cost. 2024 base price range in Texas: $120,000–$160,000 Estimated all-in installed cost: $170,000–$210,000 The per-square-foot value of a double-wide generally beats a single-wide because you’re adding square footage without proportionally increasing foundation and delivery costs. Read our complete double-wide cost and buying guide for a detailed comparison of floor plan options and total-cost scenarios. You can also explore current double-wide models.
The Real All-In Cost: Every Line Item Beyond the Home Price
This section is where most buyers get blindsided. The base price covers the factory-built structure. Everything from the factory gate to your living room is an additional cost.
1. Delivery and Transportation: $2,000–$14,000
Transportation companies charge by the mile and by the number of sections. A single-wide home moving 100 miles runs $2,000–$5,000. A double-wide over the same distance costs $4,000–$10,000. Oversized loads, difficult road access, permit fees for wide-load transport, and pilot car requirements add to this number on longer routes or rural sites. Braustin handles delivery coordination directly with manufacturers. Our mobile home delivery and setup cost guide breaks down exactly what affects your quote and what questions to ask any contractor before signing.
2. Site Preparation: $4,000–$47,000+
Site prep covers clearing, grading, drainage, and creating a stable surface for the home. A flat, cleared lot with road access comes in at the low end — $4,000–$8,000. A rural site needing tree removal, significant grading, and a long gravel driveway can exceed $30,000–$47,000. This line item carries the largest variance of any cost on this list. Get a site inspection before you buy land. Our site preparation guide explains exactly what a contractor evaluates and what each element costs.
3. Foundation: $3,000–$20,000
Texas requires manufactured homes to sit on an approved foundation system. Your options — pier-and-beam, concrete runner, concrete slab — differ significantly in cost and permanence. A pier-and-beam system runs $3,000–$8,000. A full concrete slab ranges $8,000–$20,000 depending on size. Foundation choice also affects your insurance rates and your ability to convert the home from personal property to real property (which expands your financing options). The Texas foundation requirements guide covers every approved system, what each costs, and how each one affects your title status.
4. Utility Connections: $75–$34,500
This cost varies more than any other on this list — by orders of magnitude — depending on whether you’re connecting to an established community or raw land. In an established manufactured home community:
- Electric connection: $30–$400 (activation fees plus deposit)
- Water and sewer: $75–$275 (activation fees plus deposit)
- Total in-community utility hookup: roughly $500–$700
On raw land with no existing infrastructure:
- Running power from the nearest line: $1,000–$8,000
- Connecting to city water: $1,000–$6,000
- City sewer connection: $1,500–$11,000
- Well and septic installation (if municipal services aren’t available): $8,000–$20,000
- Total raw-land utility setup: $9,000–$34,500 or more
Buyers who purchase rural acreage in Central or West Texas frequently underestimate this cost. Budget for utility connection before you commit to land.
5. Land: The Biggest Variable of All
Manufactured home buyers face a fundamental choice: place the home in a leased-lot community (lot rent) or purchase private land. Neither option is right for everyone, but each carries different long-term financial consequences. Lot rent in a Texas manufactured home community: $300–$800 per month, depending on location and amenities. San Antonio and Austin-area communities trend higher. Rural communities in East or West Texas run lower. Note that lot rent can increase annually — and Texas law (Chapter 94 of the Property Code) governs how much notice a park must give before raising rent. Learn how mobile home rent increases work in Texas before committing to a leased-lot community. Purchasing land: Rural land in Texas runs $2,000–$10,000 per acre depending on location. An acre or two outside San Antonio might cost $40,000–$80,000. Land near Austin commands a premium — often $100,000–$200,000 for a small parcel. Own land builds equity, eliminates lot rent, and gives you full control over your site. If you’re not ready to buy land, rent-to-own arrangements exist and may bridge the gap.
6. Permits and Inspections: $500–$2,000
Texas county and municipal governments require permits for installation, utility connections, and in some cases the home itself. Budget $500–$2,000 for permit fees. Some rural counties have minimal permitting requirements; others, particularly in larger metro areas, require multiple inspections. Your installer typically pulls the required permits — confirm this in writing before work begins.
7. Complete Cost Example: A Double-Wide in San Antonio
To illustrate how these numbers stack up, here’s a realistic total-cost scenario for a new double-wide placed on private land near San Antonio:
| Cost Item | Estimated Amount |
| Home base price (double-wide) | $145,000 |
| Delivery (150 miles) | $8,000 |
| Site preparation | $9,000 |
| Concrete runner foundation | $10,000 |
| Utility connections (existing road access, city water available) | $6,000 |
| Permits and inspections | $1,500 |
| Estimated Total | $179,500 |
Land cost is not included in this scenario. Add $50,000–$100,000 for a modest rural parcel in the San Antonio area, and your total investment reaches $229,500–$279,500 — still significantly below the $313,000 median site-built home price in Texas.
7 Factors That Determine Your Final Price
1. Home Size and Number of Bedrooms
Square footage drives base price more than any other single variable. A 3-bedroom, 2-bath double-wide at 1,600 square feet costs materially more than a 2-bedroom, 1-bath single-wide at 900 square feet. Floor plan complexity — open concept layouts, bonus rooms, covered porches — adds cost at the factory level. See large manufactured home floor plans for families for an overview of what’s available at different price points.
2. New vs. Used
New manufactured homes carry HUD-code compliance, manufacturer warranties (typically 1 year on the structure; 10+ years on the frame), and factory financing options. Used homes cost significantly less — often $20,000–$50,000 below a comparable new unit — but come without warranties and may require repairs. Pre-2000 homes predate modern HUD energy and construction standards and can be difficult to insure or finance. Our new vs. used manufactured home comparison walks through the key trade-offs.
3. Location Within Texas and Dealer Markup
Texas doesn’t have a single manufactured housing market — it has several. Austin-area buyers pay a premium on both land and home prices due to demand. The Permian Basin (Odessa, Midland) sees elevated pricing tied to the energy sector workforce. South Texas, the Rio Grande Valley, and East Texas tend to offer more affordable base prices. Dealer overhead is the largest controllable cost in the transaction and the one buyers most often overlook. Traditional manufactured home dealerships carry floor plan financing on their lot inventory — meaning they pay interest on every home sitting on their lot. That financing cost transfers to buyers through higher markups. Direct-order dealerships like Braustin eliminate this step: we order homes directly from manufacturers and ship them to your site, removing one full layer of markup from the transaction.
4. Customization and Upgrades
Factory upgrades — upgraded flooring, kitchen packages, exterior siding upgrades, energy-efficient windows, extra bathrooms — typically cost less than post-purchase renovations, but they compound quickly. A base-model single-wide at $65,000 can reach $80,000–$90,000 after upgrades before delivery. Prioritize upgrades that affect energy efficiency (insulation, HVAC) and resale value (kitchen and baths). Cosmetic upgrades like cabinetry finish are easier to swap post-purchase. Buyers interested in premium finishes should read our guide to luxury manufactured homes — the features that define luxury tier and what each costs.
5. Financing Type and Terms
Your loan type affects your total cost more than most buyers realize. A chattel loan (for homes on leased land) carries a higher interest rate — typically 7%–11% — than a conventional or FHA mortgage (for homes on owned land with a permanent foundation). On a $130,000 home financed over 20 years, a 9% chattel loan costs roughly $40,000 more in total interest than a 6.5% conventional mortgage. Loan type also controls your down payment requirement. Chattel loans require 5%–10% down. FHA Title I loans require as little as 3.5%. VA loans for qualified veterans require $0 down. Understanding how chattel loans work before you select a land-and-loan strategy can save you tens of thousands over the life of the loan. Our full Texas manufactured home financing guide covers every loan program with current rate ranges and qualification criteria.
6. New Manufactured Home Market Conditions
The TMHA reported in 2025 that 71% of Texas dealers revised their pricing structures downward at least twice since January 2024, with the largest concessions occurring in the $120,000–$160,000 double-wide price range. Inventory sits at approximately 9 months of supply statewide, and some dealer-owned models have been on lots for 120+ days. Buyers in 2026 have meaningful negotiating leverage, particularly on in-stock units.
7. Park Zoning and Placement Restrictions
Not all Texas land accepts a manufactured home. County zoning codes, HOA covenants, and deed restrictions can prohibit manufactured homes or specify minimum standards (HUD-code only, minimum square footage, specific foundation types). Research zoning before purchasing land — a placement failure after buying land is an expensive mistake.
How Braustin Homes’ Pricing Model Works
Braustin Homes operates as a direct-order, hybrid dealership with locations in San Antonio and Odessa, Texas. We serve buyers across Texas, Oklahoma, New Mexico, Louisiana, and Arkansas. The traditional manufactured home buying process runs through a dealer who carries on-lot inventory purchased on floor plan financing. That financing cost — plus lot overhead — typically adds $10,000–$20,000 to the buyer’s purchase price. Braustin orders homes directly from the manufacturer on your behalf and ships them from the factory to your site. This model:
- Eliminates floor plan financing markup
- Reduces lot carrying costs
- Gives buyers access to current factory pricing
We publish upfront pricing and back it with a Best Price Guarantee. If you find the same home at a lower all-in price from a licensed Texas dealer, we match it. Browse all available models or contact us at 210-510-0500 to get a site-specific quote that includes delivery, foundation, and setup estimates.
Financing Your Texas Manufactured Home
Getting financed is the second biggest hurdle for Texas manufactured home buyers, after identifying the right property. The good news: multiple loan programs exist for buyers at different income levels, credit scores, and land situations. FHA Title II: Requires the home to be on a permanent foundation on owned land. Down payment as low as 3.5%. Best for buyers purchasing land and home together. VA Loan: Available to qualified veterans and active-duty service members. $0 down payment for eligible buyers. Home must be placed on owned land with a permanent foundation. Chattel Loan (Personal Property Loan): For homes placed in leased-lot communities. Higher interest rates (7%–11%), shorter terms, no land collateral. Faster approval than mortgage products. Conventional Mortgage (Fannie Mae MH Advantage / Freddie Mac CHOICEHome): Lower rates than chattel. Requires specific construction standards (pitch roof, drywall interior, energy features). Not available for all manufactured home models. For buyers dealing with credit challenges, financing remains possible. Our guide to financing a manufactured home with bad credit in Texas outlines programs specifically designed for buyers with scores below 620. Our guide to down payment requirements covers what each loan program requires for your initial investment. The top mobile home lenders in Texas article compares 21st Mortgage, Triad Financial, Cascade Mortgage, and others with current rate ranges and qualification criteria.
Texas Manufactured Home Costs by Region
Texas spans 268,000 square miles. Manufactured home costs vary meaningfully across regions — not because the factories charge different prices, but because land costs, demand levels, dealer density, and delivery distance all differ. San Antonio / South Texas: One of the most competitive manufactured housing markets in the state. High dealer density drives pricing competition. Braustin’s San Antonio location has served this market since the company’s founding. Base prices on a modest double-wide run $120,000–$145,000. Austin Metro: High demand and limited affordable land suppress total affordability gains from manufactured housing. The home price itself may be competitive, but land within reasonable commuting distance of Austin runs $80,000–$200,000+ for a small parcel. Dallas / Fort Worth Metroplex: Strong demand, diverse dealer options. Double-wides average $140,000–$165,000 base. Site prep costs in established suburbs run higher than rural Texas. West Texas (Odessa / Midland / Permian Basin): Energy sector demand keeps manufactured home sales strong. Braustin’s Odessa dealership serves this market directly, reducing delivery cost for buyers in the region. Base prices are broadly in line with statewide averages. East Texas: Lower population density, fewer dealers, longer delivery distances. Expect delivery costs at the higher end of the range ($8,000–$14,000) for remote sites. Land prices remain among the most affordable in the state. Rio Grande Valley (McAllen / Laredo): Consistently one of the most affordable markets for both home and land. Single-wide buyers find the most competitive all-in costs in this region.
Frequently Asked Questions
How much does a new single-wide mobile home cost in Texas in 2026?
A new single-wide manufactured home in Texas averages $86,700 at purchase, according to the Texas Manufactured Housing Association’s 2024 data. Add delivery ($2,000–$5,000), foundation ($3,000–$8,000), site preparation ($4,000–$15,000), and utility connections, and the all-in installed cost for most buyers lands between $100,000 and $130,000. Rural sites with no existing infrastructure can push that total higher.
What is the all-in cost of a double-wide manufactured home in Texas?
A new double-wide in Texas carries a base price of $120,000–$160,000 depending on size, specification level, and dealer. Add delivery ($4,000–$10,000), foundation ($5,000–$15,000), site preparation ($4,000–$20,000), and utility connections, and total installed cost typically runs $170,000–$210,000. Land is a separate cost. A realistic total-cost scenario for a San Antonio buyer purchasing land and a double-wide together runs $229,000–$280,000.
Is a manufactured home cheaper than a site-built home in Texas?
Yes, by a substantial margin. The median site-built home in Texas sold for approximately $313,000 in 2024. A new double-wide manufactured home on owned land with full installation runs $170,000–$210,000 — a savings of $100,000–$140,000 for comparable living space. Manufactured homes also deliver more square footage per dollar: the U.S. Census Bureau reports a national average cost per square foot of $78.60 for single-section and $86.71 for multi-section homes, compared to $150–$200 per square foot for new site-built construction in Texas.
What hidden costs do Texas manufactured home buyers miss?
The four most commonly overlooked costs are: (1) site preparation, which can range from $4,000 on a prepared lot to $47,000+ on raw rural land; (2) utility connections, which cost $500–$700 in an established community but $9,000–$34,500 on raw land; (3) permit and inspection fees ($500–$2,000); and (4) the long-term cost difference between chattel financing and mortgage financing. Buyers who compare only the home sticker price often underestimate the total by $30,000–$60,000.
Can you finance a manufactured home with bad credit in Texas?
Yes. Several lenders — including 21st Mortgage Corporation, Triad Financial Services, and Vanderbilt Mortgage — offer chattel loans for manufactured homes with credit scores in the 550–580 range. FHA Title I and Title II loans require scores of 580–620. Down payment requirements increase as credit scores decrease. Our full guide to financing with bad credit in Texas covers each lender, their minimum requirements, and what to expect in current rate environments.
What is lot rent and how does it affect total cost?
Lot rent is the monthly fee you pay to place your manufactured home in a leased-lot community. In Texas, lot rent ranges from $300 to $800 per month depending on location. Over 10 years, lot rent at $500/month totals $60,000 — money paid with no equity built. Buying land eliminates lot rent, builds equity, and removes exposure to annual rent increases. However, purchasing land requires a larger upfront investment and adds site preparation costs. The right choice depends on your budget, timeline, and the land market in your specific area.
How do I find the cheapest manufactured home price in Texas?
Three strategies produce the lowest all-in price. First, buy a home that a dealer orders directly from the factory on your behalf — this eliminates floor-plan financing markup. Second, compare total installed cost, not sticker price: a cheaper home with expensive site prep, longer delivery, or worse financing terms costs more overall. Third, buy in 2026 if you can — the TMHA reports inventory at 9 months of supply statewide, 71% of dealers have reduced pricing at least twice since January 2024, and the largest discounts are in the $120,000–$160,000 double-wide range. Buyers with site and financing in order have real negotiating leverage right now.
Does Braustin Homes include delivery and setup in their prices?
Braustin Homes provides upfront pricing on the home itself and provides site-specific delivery and setup estimates based on your location and site conditions. Because delivery, foundation, and site prep costs vary significantly by distance and site complexity, they’re quoted separately — but we include all of them in your total cost breakdown so you know the full picture before you commit. Contact us at 210-510-0500 or use our home finder tool to get a personalized quote. Pricing data sourced from the U.S. Census Bureau Manufactured Housing Survey (2024) and the Texas Manufactured Housing Association’s 2024–2025 Average Sales Price Analysis and market reports. Base prices reflect the home unit only and exclude delivery, installation, site preparation, land, permits, taxes, and financing costs, which vary based on site conditions and buyer profile. All prices are informational and subject to change.
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