Mobile homes, also known as manufactured homes, offer a cost-effective alternative to traditional stick-built homes. Whether you’re considering a classic single-wide, a spacious double-wide, or a trendy tiny house, mobile home living presents unique pros and cons. We break down the details of mobile home pricing, communities, and mortgages in the guide below.

---

What Are the Pros and Cons of Mobile Home Living?

Like any living situation, there are pros and cons of mobile home living. We break them down below.

Pros

• Affordability
• Relocation possibilities
• Cost-to-value ratio for space and amenities
• Transition-friendliness
• Fewer property taxes and fees
• Opportunity for family-oriented communities

Cons

• Possible age restrictions
• Loss of property value
• Limited indoor and outdoor space
• Potential mortgage limitations

---

Pros of Mobile-Home Living

Mobile homes offer several advantages that make them an appealing choice for many Americans. Here are some compelling reasons to consider mobile home living.

1. Affordability

Mobile homes are much more affordable than homes with a permanent foundation, though pricing varies by location, size, and amenities. The average price of a single-wide mobile home is $86,300, while a double-wide costs an average of $160,200, according to 2023 U.S. Census Bureau data (the most recent available). That’s significantly cheaper than the median home price of $417,700.

As you consider the potential savings, factor in the cost of moving your mobile home and lot rent. Unless you already own land, you will need to rent a lot in a mobile home community. 

2. More Location Possibilities

Buying a mobile home may allow you to live in an area with a higher cost of living than you could otherwise afford. Whether you want to be closer to a big city or dream of living near the water, mobile homes can give you the freedom to enjoy prime locations at a fraction of the cost. Many mobile home parks are situated in beautiful areas where owning a traditional home might be out of reach.

3. More Space and Amenities for the Price

Mobile homes offer a surprising amount of living space and amenities for their cost. If you are purchasing a brand-new mobile home, you can customize most aspects of the design to suit your preferences, from the type of flooring to the kitchen layout. Many newer models come with upgraded interiors, modern floor plans, and energy-efficient designs.

4. Transition-Friendly

A mobile home can be an especially practical solution during transitory periods, especially if you’re building a new home and need somewhere to live in the interim. Once you move into your permanent residence, you can sell your mobile home or rent it out. This makes the down payment and mortgage on a mobile home a modest long-term investment.

5. Fewer Fees and Taxes

Mobile homes are generally classified as personal property rather than real property and are consequently financed and taxed differently than homes with a permanent foundation. Personal property tax rates are considerably lower than the real estate taxes you would pay on a regular home, though prices may vary depending on the exact location.

The rules and fees associated with living in a mobile home community may be similar to those imposed by a homeowners association (HOA). You will not be taxed on the land itself, and taxes for your mobile home may be wrapped into the cost of your lot rent.

6. Family-Oriented Neighborhoods

Many mobile home communities prioritize community engagement. Many parks now employ security measures such as gated entrances and on-site security personnel. Some have amenities such as swimming pools, playgrounds, and community centers. 

The close-knit atmosphere of mobile communities means neighbors usually look out for one another, fostering a family-friendly environment. If you have children, you are likely to find at least one other family with kids the same age, and getting to know your neighbors may be easier than you’d expect.

---

Cons of Mobile-Home Living

Mobile homes offer many advantages, but they do have their downsides. These are a few of the challenges and limitations mobile homeowners may encounter.

1. Age Restrictions

Many mobile home communities impose age restrictions, often limiting residency to people 55 or older. These age-restricted communities are designed to cater to retirees and older adults, limiting the pool of potential residents.

2. Loss of Property Value

Mobile homes tend to depreciate over time, unlike traditional homes, which often appreciate in value. This depreciation is a significant factor to consider if you’re looking at your purchase as a long-term investment. 

3. Limited Outdoor Space

The interior of a mobile home can be surprisingly spacious, but outdoor space is often limited. Most tenants in a manufactured home community have small yards, which limits options for outdoor activities such as gardening or letting your pets run freely. This can be a dealbreaker for those who value a large backyard or the possibility of adding on to their home.

4. Limited Indoor Space

Living in a mobile home generally means downsizing, no matter the size or model. With no basement or attic, storage space is often at a premium. Residents may have to adopt a minimalist approach or rent an off-site storage unit. 

If you’re living with multiple people, you might find the quarters to be too close for comfort. You might also have less privacy and personal space than you’re used to.

5. Difficult Mortgages

Getting a mortgage for a mobile home can be more challenging than securing one for a stick-built or modular home. Many lenders are hesitant to offer loans for mobile homes and require higher interest rates and down payments when they do. This can be especially burdensome for first-time homebuyers. Some mobile homebuyers have to resort to chattel loans, which are personal property loans with less favorable terms than traditional mortgage loans.

---

Our Conclusion

Mobile home living offers enticing advantages, including greater flexibility and affordability than buying a traditional home. However, securing a mortgage can be more difficult, and you may have less space and privacy than you’d like. Spend time evaluating your financial situation, lifestyle preferences, and long-term goals before making a commitment.

---

FAQ About Mobile-Home Living

What are the downsides of living in a mobile home community?

The downsides of living in a mobile home community include the possibility of lot rent increases, limited financing options, less privacy, and resale challenges. You may also be subject to strict park rules and poor management, depending on the community.

What is the life expectancy of a manufactured home?

The life expectancy of a manufactured home can be 50 years or longer with proper maintenance and repairs. A 2003 HUD study concluded that “there are few inherent reasons that a home built in a factory should perform differently than one built on site.”

What are the pros and cons of a double-wide?

The pros of a double-wide are more living space, better amenities, easier financing, and a higher resale value than a single-wide mobile home. The cons of a double wide are a higher initial cost and higher lot rent, plus more difficulty finding a lot and moving the home.

To share feedback or ask a question about this article, send a note to our Reviews team at reviews@thisoldhousereviews.com.