The true all-in cost of a manufactured home

The "starting at" price you see on a floor plan is the factory base price: the home itself, built and ready to ship. It is a real number and a useful one, but it is not what you write checks for. The all-in cost is the base price plus everything it takes to turn a home on a truck into a finished home you can live in. Here is the full picture so nothing surprises you.

The line items

• Factory base price: the home as configured, from the manufacturer.
• Delivery and transport: hauling the sections from the factory to your site. Distance, route, and number of sections drive this.
• Installation and set: cranes, crews, and the work of setting the home on its foundation and joining multi-section homes.
• Site preparation: clearing, grading, and building the pad or foundation. This is the most variable line item, because it depends entirely on your land.
• Permits and fees: building permits, and in many jurisdictions impact or school fees.
• Utility hookups: connecting water (municipal or a well), sewer or a septic system, electrical service, and gas or propane.
• Finishing touches: skirting, steps, porches or decks, air conditioning, and landscaping.
• Sales tax and title work.

How we quote it

Every home page on this site shows the factory base price and, where we can, a delivered-and-installed estimate. But the only way to get a number you can budget against is a quote tied to your specific parcel. We walk the costs line by line so you can see exactly where your money goes, and so there is no gap between the number you planned for and the number you pay.

If you already own land, bring the address. If you are still looking, we can help you understand what makes one parcel cheaper to build on than another before you buy.