How Much Does It Cost to Move a Mobile Home - Mobile Home Repair (2023)

As with most things in life, getting to the bottom of how much it will cost to move a mobile home depends on a series of factors. If you haven’t moved a manufactured home before, then you are likely to be surprised at not only the cost, but also the array of things that go into a mobile home move. Aside from the actual costs of having someone hook up to your mobile home and move it to your desired location, you will likely also have costs associated with prepping the home before the move, permits, insurance, setup at the new location, new skirting, new utility setup, and more.

How Much Does It Cost to Move a Mobile Home

We know that there are many that landed here due to starting some research and are just looking for an approximate estimate for how much it will cost to move their mobile home. In general terms, you can expect to pay between $2,000 and $6,000 to move a manufactured home. If you plan to move a mobile home more than 100 miles you can expect the moving costs to go as high as $15,000 or more. Some may pay more while others will pay less. But, like we said, it all depends on the distance, the condition of the home, the condition of the new location, and even your geographic location. To get a better idea of the costs, read on as we break down the different aspects of mobile home moving that may pertain to your situation.

First, lets consider your specific situation. It will have a large impact on the actual cost of moving your manufactured home.

(Video) Determining Mobile Home Transport Cost - How much??

Factors that Affect How Much It Will Cost to Move a Mobile Home

  • Distance – Perhaps one of the largest factors in the cost of a mobile home move is the distance. The longer the distance, the larger the charge for the move. If you are moving your mobile home more than 75-100 miles, you can expect to pay between $5-12 a mile more than “average” costs depending on the size and weight of the mobile home being moved.
  • Weight – The actual weight of the mobile home will also play a role in the costs. A small single wide mobile home requires less costly equipment to move, while large doublewide may require a specialty truck equipped to move that kind of weight.
  • Size – Similar to the weight, the actual dimensions of your manufactured home will affect the price. A double-wide home may require special accommodations along the way such as guide cards, diverting traffic, specialized routes, and other considerations.
  • Age – How old is your mobile home? Older homes tend to have parts that must be replaced/serviced before moving such as tires or axles. Mobile home wheels/tires will cost around $50 to repair, while axles will approximately $150-200 to repair. You are also much more likely to have damage during the trip such as lost shingles or damaged siding.
  • Foundation – Does the mobile home you wish to move sit on a foundation? Is it a slab or a block foundation? Slab foundations are generally cheaper as they allow for quicker prep-work before transport.
  • Permits – The transport company will likely handle this, but the more municipalities and states that the home travels through, the more costs associated with permits. Permits are not always granted if the mobile home to be moved is in poor condition or deemed a potential hazard to other drivers on the road.

Common Types of Mobile Home Moves


This type of move is one where the homeowner coordinates all the pre-move preparation work so that all that is needed from the movers is to show up, hook up and go. This is the simplest type of move to schedule, but a quote should still include all necessary permitting, insurance, guides (lead and chase cars), hookup, transport to the new location, and unhooking at the new site. In this arrangement all skirting, decks, sheds, and personal belongings will have been removed from the home and utilities disconnected before transport can begin.

In this arrangement, the mobile home is attached to a towing vehicle and transported to the new site. Once it arrives, it will simply disconnect the mobile home and leave it sitting on the lot. All setup work will be left to the homeowner. For a single wide you can expect the cost to run between $800-1000 for a local move, while a double wide will be $2,000-2,800, and a triple wide will range from $2,700-3,600. For longer distances you can expect these charges to a starting point with a surcharge for mileage above the standard amount given by the moving company (typically 60-100 miles).

Full Service

As the name implies this is the “everything included” plan. A full service mobile home move will include disconnecting utilities, removing skirting from your mobile home, removal of connected structures, preparation of the tires/axles, and all of the permits, insurance, and guide cars as with a transit only move. Full service may also be made to include setup of all utility connects and securing the mobile home to the foundation at the new site as well. The cost for full service will start around $3,000-$6,000 for a single wide mobile home, $4,000-$9,000 for a double wide mobile home, and $10,000-$15,000 for a tripe wide mobile home.

(Video) How much does it cost to move a mobile home 10 miles?

Custom Move

There are times when you need more than a transit-only move but less than a full service move. Most mobile home moving companies are flexible in this regard and will offer “a la carte” pricing (pay for what you need only) which is helpful if there are certain aspects of the move you are comfortable doing yourself. Some home owners choose to disconnect/reconnect the utilities, remove/install their own skirting, and remove/install carports and decks. This can save you a significant amount of money but will require some know-how, tools, and time.

3 Parts to a Mobile Home Move

Though there are dozens of considerations during a mobile home relocation, there are 3 main line items to consider for estimating the cost of moving your manufactured home.

Mobile Home Pre-Move Preparation Costs

This pertains to everything that must be done before the transport company can hook up to your mobile home and actually move it. The prep work is often overlooked when trying to figure out the cost of a manufactured home move. The prep work may include any or all of the following items below.

(Video) Moving a mobile home

  • Disconnect Utilities – Plumbing, Electrical, Gas, Cable, etc. Fees may be assessed for disconnects from the utility companies.
  • Is the Mobile Home Road Worthy – If your mobile home has been sitting for a while, you will likely need new tires and service to the axles. If your home has had them previously removed, then the moving company may install axles/tires or place it on a flat bed trailer and tow it as-is for an additional cost.
  • Remove All Unnecessary Add-Ons – Most mobile home movers are not responsible for removing skirting, decks, car ports, steps, or landscaping. If you need those removed and/or moved, expect and additional charge.
  • Window & Doors – These items must be secured shut and covered so that they don’t cause unnecessary damage during the transport.

When the pre-move items are completed, you should expect additional costs of $1,000 or more before the move every begins.

Mobile Home Transport Costs

The actual costs of moving your mobile home from point A to point B is the glamorous part of the overall move, but it tends to be the most predictable. Most mobile home movers have a minimum move charge that starts around $1,000 whether its 2 miles or 20 for a small single wide mobile home. That charge will generally be available for any local move under a certain amount of miles set by the moving company. We find that to be 50-75 miles total. It is important to understand that factors such as the size of your mobile home, the weight, and the additional services needed either before or after the move may change this charge significantly. If your move will exceed the standard distance limit set by the manufactured home moving company, you can expect to pay a surcharge of $4-6 per mile for the towing vehicle and an additional $1.50-2.00 per mile for each needed guide (pilot) car.

Mobile Home Set-Up Costs

Getting your mobile home setting on the right plot of land may seem like the end of the move, but you are just getting started. Once your mobile home arrives at its new spot, you will have several things to attend to before you can use it.

(Video) Prepping a Mobile Home to be Moved

  • Utility Reconnect of All Services – Are your electrical, plumbing, sewer, gas, cable, internet all prepped for your arrival? It is unlikely that all are ready without some site work. Skilled trades such as electricians, plumbers, etc will generally charge $300-500 a day for any work needed. You should budget between $800-1600 for all the work required to get everything connected and running to your mobile home.
  • Site Grading and Clearing – Is the site where your new mobile home will be located level and clear of large rocks, high-grass, and trees?
  • Foundation – Is the new site ready for your mobile home? Have blocks been set or a slab poured? It is common for the site to not be totally ready for what may be a larger or smaller home than previously sat on that plot. You can expect to need the services of a specialized contractor or the moving company if they offer those services. It may cost anywhere from $200 for a simple site clear to more than $3,000 if trees need to be taken down or a slab poured.
  • Securing the Mobile Home – You will need to ensure that your mobile home is permanently secured to the foundation or ground. This is a process best left to experienced professionals and often is a service of the moving company for an additional charge.

Find a Mobile Home Mover

It takes special equipment and expertise to move a manufactured home. You should take special care in selecting your mobile home mover and focus not only on price, but on a company that will do the job right.

  • Make sure your chosen mobile home moving vendor is insured to move large freight across municipal and state lines.
  • Make sure your mover is familiar with the permits that are necessary to move a mobile home.
  • Make sure your moving company has the infrastructure to move your home within the guidelines of the road. Aside from the tow vehicle, there will need to be a lead car and a chase car at a minimum to comply with most driving laws.
  • Make sure your moving company has the expertise to prepare your mobile home for transport and also to setup your mobile home on the new site. Even if you do not need this service, it may come in handy if something goes wrong.
  • The price you are quoted for your move should include everything you need and not leave you open for any surprises. This means that every quote should include permits, driver fees, insurance, and roadside assistance.
  • Be sure to contact several companies regarding your mobile home move. We often see variations of thousands of dollars between similar moving companies.

There is a great list of manufactured home movers available at this resource to start your vetting process.

Mobile Home Moving Tips

  • If you are moving a mobile home in or out of a park then be sure to see if there are any credits available from the new or old park. Often they may offer some of the services at a reduced or no cost instead of being forced to pay the moving company. They also may have preferred rates with local moving companies.
  • Most mobile homes are subject to the building codes specific for the general region where they were built. Due to the diverse climates across North America, it is important to consider this if you plan to move your mobile home to a new climate. The data plate on a manufactured home will name the units “home region.”
  • If you have not yet purchased the mobile home you intend to move, make it a point to negotiate the move and setup into your purchase when possible. Eager dealers usually can offer these services as a bargaining chip to get a deal done and have preferred relationships and pricing that you may not have access to.
  • Consider the value of your mobile home when making a decision to move. In some cases long distances and or large homes can make a new mobile home purchase more cost effective than moving an existing one.

One of our forum members (Jim from Canada) posted a video of a mobile home being moved in to his park which shows the equipment and some of the process for those interested!

(Video) Lesson 4 - Estimating Material and Repair Costs | Investing In Mobile Homes


How long is the lifespan of a mobile home? ›

A report done by the Manufactured Housing Institute placed the average life expectancy of a manufactured home at 55.8 years ( With the proper upkeep and maintenance, manufactured homes have a long-life expectancy, with the potential to last forever.

How much does it cost to move a double wide mobile home in Texas? ›

Mobile home movers charge between $5,000 and $8,000 to move and set up a single-wide trailer. To move and set up a double-wide trailer, the cost is typically between $10,000 to $13,000, on average.

What is the oldest mobile home that can be moved in Florida? ›

If the mobile home is more than 3 years old, a mobile home pre-inspection is required before a set up permit can be issued. (Pre 1976 mobile homes may not be moved unless it is a forced move, per the Florida Department of Motor Vehicle rules and regulations.)

What is the oldest mobile home that can be moved in NC? ›

What is the oldest manufactured home you can move? According to the HUD regulations, if your home was built before 1976 it doesn't meet the current safety standards and shouldn't be moved even a short distance.

Is it worth fixing up an old mobile home? ›

Manufactured homes typically depreciate in value over time, while stick-built homes tend to appreciate. The older a mobile home is, the less likely that remodeling or adding upgrades makes financial sense.

What makes a mobile home unlivable? ›

have minor damage (windows, doors, roof, duct work, etc.) Uninhabitable Significant structural damages requiring longer than 30 days to repair. Extensive repairs will be required to become habitable.

Do you need a permit to move a mobile home in Texas? ›

In the case of a double-wide manufactured house, moving on its own set of axles, each half requires a permit. To move the double-wide manufactured house as one unit on a set of house moving dollies requires a permit for a house move.

How much does a mobile home weigh? ›

Weight of the mobile home

According to Free Mobile Home Info, older homes typically weigh between 35 to 40 lbs. per square foot, while newer manufactured homes weigh anywhere from 45 to 50 lbs. per square foot. That means if your mobile home is 800 square feet, it could weigh up to 40,000 lbs.

What is the oldest mobile home that can be financed? ›

Typically, a mobile home has to be built after 1976 to qualify for a mortgage, as we'll explain below. In this case your loan would work almost exactly the same as financing for traditional “stick-built” houses. Most likely, you'd get a Fannie Mae, Freddie Mac, or government-backed mortgage.

What is the best mobile home to live in? ›

The Best Mobile Home Manufacturers of 2022
  • Champion Home Builders: Best Overall.
  • Clayton Homes: Best for Energy Efficiency.
  • Fleetwood Homes: Best for Families.
  • Skyline: Best for Tiny Homes.
  • Adventure Homes: Best Custom.
  • TRU Homes: Best for First-Time Home Buyers.
  • Deer Valley: Best for Modular Homes.
6 Oct 2022

Can you permanently live in a mobile home? ›

A park home is a type of mobile home that you live in all year round. You buy the park home but rent your pitch from a residential site owner.

Do manufactured homes last as long as traditional homes? ›

A HUD compliant mobile home that is regularly maintained and repaired as needed will last as long as a traditional home, anywhere between 30 and 50 years. A significant reason mobile homes are now designed and manufactured to last decades is strict manufacturing regulations.

How deep do mobile home footers need to be? ›

Slab Foundation

Slab foundations for manufactured homes consist of a 4 to 6 inch deep flat, concrete foundation, with another 4 to 6 inches of gravel or sand beneath it.

Can you move a double wide in one piece? ›

If your home is larger than a single section, it will probably not be possible to move it in one piece. Because of the large size of a double or triple section home, they typically cannot be transported without separating the home into sections.

How do I repair my underbelly mobile home? ›

How to Repair a Mobile Home Belly Board
  1. Step 1: Remove the torn insulation and black belly board. First, everything has to be removed. ...
  2. Step 2: Reseal or Replace the Ductwork. Next, you will replace or reseal the ductwork. ...
  3. Step 3: Inspect Plumbing. ...
  4. Step 4: Install Insulation. ...
  5. Step 5: Install the New Belly Board.
10 Jul 2019

Is it worth flipping a mobile home? ›

Flipping mobile homes is a good investment option, but new investors have no idea about the potential it carries. Mobile homes are economical as compared to traditional homes, and flipping them is easier and quicker. However, for new investors, it can be a risky option.

Do mobile homes have load bearing walls? ›

As mentioned, typical single wide mobile homes do not have any load-bearing walls, so if you own one, it should be alright to remove your closet walls. Hence, hiring a professional engineer to double-check if your walls hold any load is always a good idea.

Can a mobile home survive a tornado? ›

Because mobile homes are not designed to withstand the force of a tornado or even straight-line winds common in severe storms, it's important that you leave the mobile home to find shelter elsewhere.

What is mobile home Syndrome? ›

According to Janet Ore's “Mobile Home Syndrome: Engineered Woods and the Making of a New Domestic Ecology in the Post—World War II Era,” many people were unknowingly exposed to toxic materials as a result of the cheaper, mass-produced homes that evolved from post-World War II economic conditions.

Can you live in a mobile home without planning permission? ›

Caravans, including mobile homes up to 65x22ft, can be sited in the direct garden of a house without planning permission if they are used by members of the household as additional living space not as independent accommodation.

How much is a moving permit in Texas? ›

A 30-Day Permit costs $25, and the permit may be purchased before its effective date.

How much does it cost to prepare land for a mobile home in Texas? ›

You can expect to spend between $2,000-$5,000 on land preparation, although your builder or developer may cover some costs. The foundation generally takes the majority of the land preparation budget. So if you need to put in a foundation, you should expect to spend an additional $5,000-$15,000.

Is a mobile home considered real property in Texas? ›

Mobile Home Characteristics

Mobile homes affixed to land not owned by the homeowner are taxed as personal property. Mobile homes affixed to land owned by the homeowner are taxed as real property.

How much is a dirt pad for mobile home? ›

A basic caliche pad the cost can vary from $2,500-$5,000, a price dependent on the size of the pad, required height, and distance from the contractor and materials.

What causes a mobile home floor to buckle? ›

Hot, humid air outdoors picks up added moisture from soil, which then condenses on the cool subflooring and tries to move inward. Typical insulation methods such as fiberglass batts make it worse because the subfloor stays cooler.

What foundation is needed for a mobile home? ›

Pier and Beam Foundation

The pier and beam system is the most popular foundation type for manufactured homes. With it, anchors are driven into the ground to hold the home down and protect it against wind.

How high should a mobile home be off the ground? ›

Because manufactured homes must conform to state transportation guidelines, the maximum allowable height stands at 13 feet, 6 inches from the ground to rooftop. This generally equals the ceiling height norm in site-built homes, which typically runs between 9 and 10 feet.

Is drywall too heavy for a mobile home? ›

Drywall that is 5/8″ thick is, of course, a little heavier, at 2.31 pounds per square foot or 73.92 pounds per sheet which is entirely too much for mobile home ceilings. The 1/2″ thick 4'X8′ Lightweight panels weight approximately 38.4 lbs.

How thick is the Sheetrock in a mobile home? ›

Manufactured home wallboards range in thickness from 5/16” to ½”. The 5/16” thickness used to be the most popular measurement for Paper On Gypsum (POG) wallboards, but the majority of new Clayton homes with POG wallboards are now 3/8”.

What is the average credit score needed to buy a mobile home? ›

Most lenders require a minimum credit score of 580 to 620 to buy a mobile home.

How long are most mobile home loans for? ›

Title I manufactured home loans are not Federal Government loans or grants. The interest rate, which is negotiated between the borrower and the lender, is required to be fixed for the entire term of the loan, which is generally 20 years.

Can you buy a mobile home with a 500 credit score? ›

With an FHA loan you can qualify for manufactured home financing with a FICO score of 500. You can even lock in a pretty competitive interest rate, even with a bad credit score. If you have a FICO score of 575, you can now choose between a Chattel loan or FHA loan.

Are mobile homes a good investment in 2022? ›

You may not have thought to invest in mobile homes before, but it could be a profitable investment in 2022. While the savviest real estate gurus are jumping on single-family homes, you can get a step ahead with lower-cost, high-demand units.

How much should I spend on a mobile home? ›

How much you pay for a mobile home depends on the type of home you buy, its condition and where you buy it. Single-wide: A single-wide home usually ranges up to 18 feet wide and 90 feet long. New units average around $51,000. Used units go for anywhere between $10,000 and $25,000.

Do mobile homes get hotter than regular homes? ›

In short, mobile homes get very hot in the summer because the exterior of them is usually made using metal. This means that it will conduct the heat from outside. This heat will then be transferred both directly and indirectly into your home.

What is the typical lifespan of a mobile home? ›

While the average life expectancy of a mobile home is 30 to 55 years, you can still outlast that number. This is best done if you ensure the installation is done properly, choose the right location, and generally adhere to maintenance practices.

What is the disadvantage of mobile home? ›

A disadvantage of buying a mobile home is that its value will depreciate quickly. Like a new car, once a mobile home leaves the factory, it quickly drops in value. Stick-built homes, on the other hand, normally appreciate in value over time because the stick-built home owner almost always owns the underlying land.

Is a mobile home considered an asset? ›

Pursuant to section 5801(b)(2), manufactured homes are not classified as real property and, therefore, are classified as personal property. However, manufactured homes are treated and valued similar to real property assessed under the provisions of article XIII A of the California Constitution.

Can you put laminate flooring in a mobile home? ›

Luckily, there are many great flooring options for mobile homes, including hardwood, laminate, vinyl, engineered wood, and so much more! Each of these is customizable, allowing homeowners to also choose between countless colors and patterns, as well as a variety of materials.

Why people are against manufactured homes? ›

Long recognized as affordable when compared to site-built homes, manufactured housing's lower costs come at a price. That price is the ongoing stigma that many communities and residents hold against manufactured housing.

Which state has the most manufactured homes? ›

As of December 2021, Texas was the U.S. state with the highest number of mobile homes, with 137,460 manufactured homes.
Number of manufactured housing units in selected states in the United States as of December 2021.
CharacteristicNumber of homes
9 more rows
17 Jun 2022

How much does it cost to pour a concrete slab for a mobile home? ›

A slab for a mobile home costs about $9,720.

What is the cheapest foundation for a mobile home? ›

Slab Foundations
  • Slab foundations are one of the most affordable foundation options for manufactured homes.
  • Slab foundations are typically quick to construct.
  • You can use slab foundations in seismic areas.
  • You can use slab foundations in flood hazard areas.
  • Slab foundations are not ideal for sloping lots.

What is considered a permanent foundation on a mobile home? ›

Permanent foundations must be con- structed of durable materials; i.e. concrete, mortared masonry, or treated wood - and be site-built. It shall have attachment points to an- chor and stabilize the manufactured home to transfer all loads, herein defined, to the under- lying soil or rock.

What walls can be removed in a double wide mobile home? ›

A double wide is essentially just two single wides joined together on site. The center line is called the marriage line. As long as you're not modifying the marriage line, load-bearing interior walls, or the exterior walls and corners you shouldn't have any issues when removing walls.

How do you prepare a mobile home for moving? ›

Preparing The Mobile Home To Be Moved

Turn off all utilities, electricity, water, and gas. Make sure all lines have been disconnected, cable, television and telephone. Protect your pipes if moving in winter by applying a winter seal. Once done, you can turn off the heat.

How long do mobile homes last on permanent foundation? ›

A HUD compliant mobile home that is regularly maintained and repaired as needed will last as long as a traditional home, anywhere between 30 and 50 years.

Is it worth living in a mobile home? ›

If buying a traditional home is just too daunting, consider mobile home living as an alternative option. Because mobile homes are extremely customizable and cost-effective, they're a great choice for families and individuals of all sizes and walks of life.

Do mobile home hold their value? ›

Mobile Homes Tend to Drop in Value

Mobile homes placed in mobile home parks typically decrease in value over time. On the other hand, land normally appreciates over time. So, if you own land and build a traditional home or, in some cases even place a mobile home on the land, the value will normally appreciate.

What is the cheapest permanent foundation for a mobile home? ›

Runner foundations are one of the cheapest types of mobile home foundations. They take more design and construction time than slab foundations. These foundations resist frost better than slab foundations. Runner foundations are more prone to damage than other ones.

What type of foundation is best for a mobile home? ›

Pier and Beam Foundation

The pier and beam system is the most popular foundation type for manufactured homes. With it, anchors are driven into the ground to hold the home down and protect it against wind. Then, steel straps connect the anchors to a main beam of the home's steel frame.

What is the difference between a mobile home and a manufactured home? ›

The Difference Between Mobile and Manufactured Homes

The only difference between the two types of homes is the date they were built. According to HUD, a factory-built home prior to June 15, 1976 is a mobile home and one built after June 15, 1976 is a manufactured home.

Is it cheaper to live in a mobile home or house? ›

The question most people ask when thinking about moving to a mobile home is if it's cheaper than living in a normal home. Generally speaking, it is. This is due to lower purchase costs and lower bills, but it is important to remember that this varies from home to home and park to park.

Is it hard to maintain a mobile home? ›

Mobile and manufactured homes have many advantages over traditionally built houses, including affordability and mobility. These houses require routine maintenance just like any other home. But because they are constructed in a factory, they aren't designed the same as site-built homes.

How can I increase the value of my mobile home? ›

How To Increase The Value Of A Manufactured Home
  1. Upgraded Appliances. The first step to increase the value of your home is to upgrade old appliances. ...
  2. Energy-Efficient Upgrades. ...
  3. Paint. ...
  4. Curb Appeal. ...
  5. Small Upgrades. ...
  6. Move the Home. ...
  7. Comparables. ...
  8. Budget.
23 Mar 2022

What wind speed can a manufactured home withstand? ›

Based on the International Building Code, a manufactured home that will be placed in a hurricane-prone area must be designed to withstand sustained wind speeds of 160 mph. In the rest of the country, manufactured homes should be able to resist wind speeds of 130 mph in Wind Zone 1 and 150 mph in Wind Zone 2.

What are the best mobile home manufacturers? ›

The Best Mobile Home Manufacturers of 2022
  • Champion Home Builders: Best Overall.
  • Clayton Homes: Best for Energy Efficiency.
  • Fleetwood Homes: Best for Families.
  • Skyline: Best for Tiny Homes.
  • Adventure Homes: Best Custom.
  • TRU Homes: Best for First-Time Home Buyers.
  • Deer Valley: Best for Modular Homes.
6 Oct 2022


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