How much does a manufactured home cost? In Texas in 2026, a workable short answer is: new singlewides typically run $75,000 to $130,000, new doublewides $130,000 to $220,000, and used or bank repo homes can land anywhere from $30,000 to $90,000 depending on age and condition. But the sticker on the home is only part of the budget — most first-time buyers are surprised less by the home's price than by the $10,000 to $40,000 of land, delivery, and site work that can sit around it. This guide lays out the whole picture so nothing catches you at the closing table.
Every figure on this page is a broad industry range for the Texas market, drawn from published market data and what we see across South Texas. Your quote will vary by manufacturer, floor plan, county, and season. We don't list our own inventory or prices on this site.
What does a new manufactured home cost in 2026?
The U.S. Census Bureau tracks new manufactured home prices nationally, and in recent surveys the average new home has sold for roughly $125,000 — with Texas usually running a bit below the national average thanks to nearby factories and lower freight. Broken out by size:
| Home type | Typical size | Typical 2026 price (TX) |
|---|---|---|
| New singlewide | 600–1,300 sq ft | $75,000–$130,000 |
| New doublewide | 1,300–2,300 sq ft | $130,000–$220,000 |
| New triple-section | 2,000–3,000 sq ft | $200,000–$300,000+ |
| Used / bank repo | varies | $30,000–$90,000 |
Per square foot, that works out to roughly $65 to $110 for a new manufactured home. Options move the number: upgraded insulation packages, tape-and-texture walls, appliance packages, and porches all add real money, and a top-trim doublewide can price like a base-model triple.
What do used and repo homes cost?
The used market is where budgets stretch furthest — and where homework matters most. A clean ten-year-old doublewide might sell in the $60,000s; a rough 1990s singlewide might go for less than a new truck. Bank repos (homes reclaimed after a loan default) often price well under comparable used homes because banks want them gone, and discounts can be steep.
Two checks protect you on any used home: confirm the red HUD label and data plate (Part 2 shows where they are), and pull the home's TDHCA record for liens and ownership history before money moves. A cheap home with a clouded title isn't cheap.
What costs come on top of the home's price?
Here's the part of the budget that varies most. If you're placing the home on land, plan around these line items:
- Land: the wild card. Rural acreage south of San Antonio might run $30,000 to $80,000 an acre and up, and closer-in lots more. Skip this line if you already have family land or are renting a community space.
- Delivery and setup: commonly $5,000 to $15,000 total, covering transport from the lot or factory, leveling, blocking, and anchoring by a licensed installer. Distance and section count drive the price.
- Foundation or piers: a standard pier-and-anchor setup is usually inside the setup quote; an engineered permanent foundation (needed for some mortgage programs) can add $5,000 to $15,000.
- Utilities: the big variable on raw land. Electric service, a water well or meter, and a septic system together can run $10,000 to $30,000+. A lot that already has hookups is worth a premium.
- Skirting, steps, and decks: $1,500 to $6,000 depending on material.
- Air conditioning: most new homes ship AC-ready but not AC-installed. A new central unit is typically $4,000 to $8,000 in our market — non-negotiable in a South Texas August.
What does a manufactured home cost per month?
Owning is a monthly number, not a sticker. A rough 2026 sketch for a financed new home in the San Antonio area:
- Loan payment: depends on price, rate, and term — Part 4 covers loan types and current expectations. Many buyers land somewhere between $800 and $1,600 a month.
- Insurance: often $800 to $2,000 a year in Texas, higher near the coast.
- Property tax: in Texas, a home titled as personal property is taxed on the home's value; titled as real property, it's taxed with the land. Either way, budget for the county's bill.
- Lot rent (if in a community): commonly $400 to $700 a month around San Antonio, which replaces the land cost but never ends.
How does that compare with a site-built house?
Site-built construction in the San Antonio metro typically starts around $150 to $250 per square foot before land — roughly double the manufactured figure. That gap is the entire reason this industry exists: the factory builds out of the weather, buys materials by the trainload, and doesn't reschedule subcontractors. For a family that owns land, a new doublewide is often the difference between owning a three-bedroom home this year and renting for five more.
The honest trade-offs: manufactured homes appreciate more slowly unless they're titled as real property on owned land, some deed-restricted neighborhoods exclude them, and financing costs more when the home is titled as personal property. Weigh those against the price gap for your own situation — Part 1 compares the home types if you're still deciding.
How can you keep the total cost down?
- Buy the floor plan you'll use, not the biggest one. Square feet are the largest cost lever — an extra 400 sq ft costs money at purchase, in cooling, and in taxes, every year.
- Consider a repo or used home if your budget is tight — the discount can fund the entire site work bill.
- Price the land's utilities before you buy the land. A cheaper lot with no water, power, or septic can be the most expensive lot on the road.
- Get delivery and setup quoted in writing, from a licensed installer, before signing for the home. TDHCA licenses are searchable online.
- Shop the loan as hard as the home. One percentage point on a chattel loan costs more over 20 years than most option packages.
Frequently asked questions
Is it cheaper to buy a manufactured home or build a house?
Per square foot, a new manufactured home in Texas typically costs about half of site-built construction. Once land and site work are added, the total project is still usually far cheaper — but compare full project budgets, not just the home's sticker.
What's the cheapest way into a manufactured home?
A used or bank repo home placed on land you already have access to — family land is the classic South Texas path. Repos can sell at deep discounts, and skipping the land purchase removes the biggest line item.
How much does it cost to move a manufactured home?
Short local moves of a singlewide often run $3,000 to $8,000; doublewides and longer hauls more. Permits, escorts, new anchoring, and utility reconnection add to the transport bill. Homes are engineered to move, but it's never pocket change — buy where you plan to stay.
Do manufactured homes come with warranties?
New homes carry a manufacturer's warranty, commonly one year on the structure with longer coverage on some systems, plus separate appliance warranties. In Texas, installation work by a licensed installer carries its own warranty under TDHCA rules.
Why won't this site quote me a price?
Because this is the education side of our business — the ranges here describe the market, not our lot. For pricing on an actual home, contact us and a salesperson will quote you directly.