Tuesday, May 13, 2025

How Long Do Mobile Homes Last? Life Expectancy of a Mobile Home

How Long Do Manufactured Homes Typically Last?

The lifespan of mobile homes is a frequently discussed topic and a curious consideration. An older study done in 1990 by the Manufactured Housing Institute placed the average life expectancy of a manufactured home at 55.8 years. However, given the same care as other types of homes, mobile homes should last forever. In fact, in mid-2018, the Federal Housing Finance Agency released a report showing that manufactured homes retain value much like site-built homes.

Why would a manufactured home wear out any faster than its counterparts? Manufactured homes are made out of the same materials as any other kind of well-built home. Manufactured homes, which is what mobile homes have been called since 1976, benefit from new technology and improvements to building practices. Also, they have enhanced design and material usage practices that continue to improve all the time.

Someone who wants to buy a mobile home might have the same questions as any other homebuyer — about area taxes or the local school district, for instance. However, the life expectancy of the manufactured home should be less of a concern. Think about the great majority of site-built homes; they are more than 40 years old.

How Long Do Mobile Homes Last? Manufactured homes life expectancy — The front porch entry of a new Deer Valley home, shown during The Tunica Manufactured Home Show in 2019.

Why Do Some Believe That Mobile Homes Have a Short Life?

The perception that the life of a mobile home is shorter than other kinds of housing is off-base for a couple of primary reasons. We will detail these reasons, and explain why this thinking is incorrect.

Factors Contributing to Misconceptions About a Manufactured Home’s Lifespan

The Portrayal of Manufactured Homes in News Media

News reports focus on manufactured home communities above all other property types when harsh weather is in the forecast. The building code and enhanced home installation practices for manufactured homes have entirely countered the notion that home built in a factory are particularly susceptible to weather. Yet, popular opinion has been slow to respond.

Emergency Response Practices

In addition, when storm damage does occur, the Federal Emergency Management Agency (FEMA) sends “temporary housing” to areas where people are displaced from all variety of homes. Sometimes the temporary housing issued by FEMA will look similar to the appearance of certain manufactured homes. But, they’re not built to the same standard. Temporary housing is just that: temporary. These units are not manufactured homes, because they’re built only for short-term use. Manufactured homes built to HUD code are built to last.

Unintended Consequences of the Upsell

A site-built homeowner may be pitched the idea to “move up”, or get into a place that better suits their current life needs. In that case, the agent or seller may point to a bigger floor plan or more outdoor space. But rarely, if ever, do they attach the concept of a new or even a newer home. With manufactured homes and other homes built in a factory, there’s a natural inclination to upgrade to a home that’s just been constructed. This can lead to a notion that the previous home is out of commission. A great majority of the time this is not true. The homeowner looking to get the latest model home will sell the existing manufactured home to a buyer who needs and wants that home for their current place in life.

How Long Do Mobile Homes Last? Myths about a manufactured homes life expectancy — A new home from Kabco.

When is a Mobile Home Too Old?

Determining what age is too old for a mobile home depends on a number of factors that vary from home to home. Everything from the year the home was built, how well the home was maintained over the years, and any damage to the home over its lifespan. One factor to consider is whether or not the home was built before the HUD Code for manufactured homes went into effect in 1976. Homes built after June 15, 1976 are often more durable and can even hold up better than many site-built homes.

Why Factory-Built Homes Hold Up Better Than Site-Built Homes

How Long Do Mobile Homes Last? manufactured home lifespan — Platinum Homebuilders’ 2018 models on display.

Reasons to Be Optimistic About the Longevity of Mobile Homes:

Mobile homes are designed for safety and efficiency
Purchasing power for manufactured homes
Manufactured homes have less waste
The stable labor force in factories
HUD inspects manufactured homes

Manufactured homes are designed for safety and efficiency

Unlike site-built homes, the wood and metal that goes into a new manufactured home have been safely stored inside a building. The boards, panels, piping, and metal frame that dislike water only experience outdoor weather when they’re complete. Site-built homes have materials outside in the elements as the home is being built. Mobile homes are held to a higher standard for quality and safety than ever before.

Purchasing power for manufactured homes

Homes built in a factory have the benefit of indoor storage space. So, wood, metal, and other materials purchased in bulk and safely stored can provide a notable discount.

Manufactured homes have less waste

New manufactured homes are planned for and built-in stages on a factory line. The cutting and other manipulation of materials create less unused product than that of a site-built home.

Stable labor force

Factories that build homes have trained professionals in each trade area, from framers to electricians, who work in the same building on the same line each day. With fewer variables at play than in the field, the attention to detail and consistency of craft can dramatically heighten standards and outcomes for a new manufactured home.

HUD inspects manufactured homes

Since 1976, the U.S. Department of Housing and Urban Development (HUD) has maintained a high level of quality inspection on all manufactured homes. In fact, it’s not a manufactured home until HUD has attached its metal verification plate. With inspectors in a home-building facility several times per month (not to mention in-house inspection and quality assurance), manufactured homes rank as the most heavily inspected form of housing.

Further Reading: Take a look at another blog post on mobile home value to find out what your mobile home is worth.

How to Save Money by Refinancing Your Manufactured Home

Cinnamon Woods mobile home refinance — Homes in Cinnamon Woods, a UMH Properties community.

Understand When Mobile Home Refinancing Makes Sense

There are multiple ways to save money by refinancing your manufactured home. Refinancing a home can get you a lower interest rate, reduce the term of the loan, cut your monthly payment or reduce the overall cost of financing.

So, to get started, let’s answer a few questions on the topic of manufactured or mobile home refinance.

Why Would I Want to Refinance?

Many homeowners refinance because they’re feeling the pinch in other areas. Childcare, medical bills, a kid in college, insurance premiums, the need for a new car. The list can go on. There are many reasons people begin to think about leveraging the equity in a home to balance the books.

Or, perhaps a homeowner simply wants to pay less and pocket more. There’s nothing wrong with that!

mobile home finance interior Fairmont home — A model home from the Masters Series by Fairmont Homes.

How Do I Know If Refinancing Is Right For Me?

Mobile Home Refinance Graph Freddie Mac — One-year trend for 30-year mortgage interest rates, provided by Freddie Mac.

First, determine if the potential end result of mobile home refinancing is important to you. Do you want to save a couple of hundred dollars or more per month? Is there a place that money could be better spent?

If so, take stock of where you are in your loan program and compare against current interest rates. Rates remain low, so the timing may be in your favor. Given the potential for a lower interest rate, consider how much equity you have in your home today.

What is Equity in a Home?

The equity in your home is a representation of the appraised value of your home compared with the remaining balance you need to pay on your manufactured or mobile home loan. The more equity you have, the greater the number of refinance lenders and loan products will be available to you.

The difference between the appraised value and the loan balance often is referred to as the loan-to-value ratio, or LTV.

Redman home bedroom mobile home refinance — The bedroom in a Redman Home shown by UMH Properties.

How Much Does Credit Score Matter?

Credit score matters, but not as much as some may believe. Although lenders will look at the credit score, equal or greater weight is given to the debt-to-income ratio. And there is another reason a score alone may be deceiving. A potential borrower may have good, or even excellent credit, but a limited credit history. Ideally, you want five years of credit history. Lenders also like to see seven well-maintained open lines of credit. If you happen to be on the lower end of the spectrum, don’t worry, you have a number of options. See our guide for buying a mobile home with bad credit.

Mobile Home Loan Calculator

If you’re looking around for tools to find out how much of a difference mobile home refinance can make for you, you’re in luck. Many lenders provide manufactured home loan calculators on their website. A home loan calculator can give you a rough understanding of what a monthly loan payment might look like. You need to remember this is an estimate. Plus, you will want to have some information ready when you look up your potential costs or savings.

mobile home refinance sunshine home interior — The interior of a 2018 model from Sunshine Homes.

Items you should have available for a manufactured home mortgage calculator:

Mortgage term
Interest rate
Purchase price
Down payment
Property taxes
Mortgage insurance cost

Some of the mortgage calculators offered by lenders and others in the housing or home loan business provide fields specifically for refinance. However, a standard mortgage calculator will work if you simply add the information for your refinance terms and existing home information as if it was for a standard loan.

mobile home refinance 2018 home from MHE — An MHE Enterprises home.

How Does Manufactured Home Refinance Save Me Money?

Monthly Bills

If all you want is a break on your monthly loan payment, the picture is pretty simple. First, take a look at the rate you pay for your loan today. If it’s higher than the rates being offered today, you may be in business. When you pay a lower interest rate, the cost to borrow is lower. That means your monthly payment will decrease, too.

Private Mortgage Insurance

Borrowers who are able to pay 20 percent or more in cash as a down payment on a mobile home loan won’t need private mortgage insurance, or PMI. However, people looking to buy a mobile home or manufactured home who are unable or unwilling to put down 20 percent of the purchase price of the home at closing will be required to obtain private mortgage insurance.

Private mortgage insurance is set up for the borrower. It costs about 0.5 to 1 percent of the loan amount. So if you have a loan for $74,000 (the average cost of a new manufactured home), you may have to pay about $20 per month in PMI, until approximately 22 percent of the loan principal is paid.

What we’re getting at here is if your home refinance plan lowers the cost of the loan to a point where you’re 22 percent or more paid in, you should be able to drop the private mortgage insurance and save that monthly payment.

Term of the Loan

Homeowners refinance for a variety of reasons. Often times, the homeowner is looking for more bang for the buck rather than reduced monthly bills. If this is you, the term of your loan might be worth considering. If you can get a lender to refinance the balance of your 30-year loan into a fixed 15-year loan, the monthly payments may be about the same under a new rate, but financing costs with the shorter term (number of years) will be much more affordable overall.

mobile home finance ELS community California — A DeAnza, California, community. Photo courtesy of Equity Lifestyle Properties.

Are You Refinancing From a Chattel Loan to a Mortgage?

Converting from chattel, or personal property loan, to a mortgage is one of the primary reasons people look into mobile home refinancing. A traditional mortgage, even one with a 15-year term, can have significantly lower interest rates than a chattel loan.

While risk assessments are changing in favor of manufactured homeowners, many lenders continue to value a traditional mortgage over chattel lending because of the ease of recourse in the event there is a loan default. In other words, a manufactured home affixed to an approved foundation on a piece of land owned by the homeowner provides more security for the lender. Hence, the rate will be lower.

Adventure Homes mobile home refinance — The kitchen in an Adventure Home.

Converting a Personal Property Title for Your Manufactured Home

In order to be considered for a mortgage, the personal property title for your home will need to be changed to a real estate title. A title agency or real estate attorney can assist with this process. The primary component when converting a manufactured home to real estate is providing proof of ownership for both entities. You will need a certificate of title or a manufacturer’s certificate of origin to prove you are the homeowner. Additionally, you need to provide a land deed in your name for the property with an approved foundation where the home will reside. When that process is complete, you will be able to take your real estate title to the bank or other lending institution.

Clayton Heritage mobile home finance — Clayton Heritage home, shown at the 2018 Novi Home Show.

Options Beyond Conventional Mortgages When Refinancing a Manufactured Home

Some lenders offer a reverse mortgage for a manufactured home, or a cash-out refinance for manufactured homes. These mobile home refinance options come with added protection and can be more difficult to obtain. However, they’re worth the try if you have enough equity and want cash to complete home improvements, for instance.

What Lenders Participate in Manufactured and Mobile Home Refinance?

All the lenders with the greatest interest in the manufactured housing industry will offer some form of refinancing for manufactured homes. These include 21st Mortgage Corp., Cascade Home Loans, Triad Financial Services, Credit Human, CountryPlace Mortgage, and others. In addition, these and many other lenders participate in programs with secondary market products provided by FHA, USDA, VA, Freddie Mac and Fannie Mae.

How Much Is My Mobile Home Worth? 3 Ways to Find Out

Better Understand Your Mobile Home Value

Owners who are looking to upgrade or sell their mobile home often want to know the worth of their home in dollars. Unfortunately, it’s impossible to get an accurate number by doing a quick web search. There are a variety of factors involved with estimating the true value of a mobile home, so let’s break down the most important ones.

How Much Do Old Mobile Homes Sell For?

The average used mobile home price in the United States is $69,781.05. However, how much old mobile homes sell for in your local area is determined by many factors including the age of the home, size, materials used in its construction, appliances included, any additions to the home, its overall condition and local housing market conditions. Some of these factors affect the price of the home more than others. So, it is wise to review listings for several homes for sale in your area to familiarize yourself with what is typical for your local market.

Top Factors That Determine Mobile Home Worth

Age of the Home

The age of the home is a factor, but only in one primary sense. Was your home built before or after June 15, 1976? This date marks the true difference between a mobile home and a manufactured home. A mobile home is a home built prior to the 1976 date and a manufactured home was built after that date. Why does it matter? June 15, 1976 is when HUD code went into effect. That code and its subsequent updates are responsible for improved building practices that ensure the quality, long life and value of a home.

Size of the Home

In general, a home with more space is going to be worth more. There’s more material in use, and there’s more living space. Buyers typically prefer larger homes with more square footage, whether that additional space is used for another bedroom, more storage, or a larger kitchen. Learn more about the different mobile home sizes and how they impact price.

skyline kitchen mobile home value — The interior of a Skyline home.

Materials Used in the Home

The average value of a new manufactured home is about $74,000. Material choices that can make a home more valuable than the average are things like hardwood cabinetry, finished drywall versus wallboard, energy-efficient windows, upgraded lighting, and six-panel doors.

Appliances Included with the Home

Modern manufactured homes are technology-rich and loaded with energy saving appliances. Most people know about Energy Star ratings, and appliances that are rated as such add value to a home. Buyers also will pay more for stainless steel appliances. Another valuable feature that’s becoming increasingly common in manufactured housing is the smart thermostat. If you want to save money on monthly bills, energy efficiency is a great way to go.

Additions to the Home

When your home was delivered and set up, did you have a porch or garage put on? Perhaps you created a wrap-around deck or had a dormer included? Any of these post-factory additions can add to the value of a manufactured home.

Skyline living area mobile home value — The interior living space of a Skyline home.

Housing Market Where the Home is Placed

Location, location, location. Homes cost more in some markets than others. It’s easy to understand why this might be the case. If your home is near the beach or on a golf course, it may be more desirable to buyers and sell for more money. Likewise, if your home is located on a quiet, wooded lot, it may sell for more than one located near a busy entrance.

Condition of the Manufactured Home

Regardless of where the home is and what it features, the overall condition of a home is of utmost importance. Of course, the primary systems are of most concern: Roof, HVAC, chassis, electrical, plumbing, and windows. But overall, buyers want to see that the home has been maintained from top to bottom.

So, What is My Mobile Home Worth?

You now understand the primary factors that are considered when determining a mobile home’s value. But, we still haven’t answered the initial question of what your home is worth. Because every home is unique, it’s impossible to give an accurate answer without a thorough assessment. So, here are a few actionable solutions.

Three Ways to Find the Value of Your Mobile Home

Get a Free Book Value

Obtaining a free mobile home value report is one way to get a quick understanding of how to price the home if you’re looking to sell. The book value regards the make, model, and year of a mobile home. It provides an average value based on this information. If your home happens to be “average” and is located in an average market, then maybe the book value will work well for you. Half of the mobile homes like yours will be worth more than the number you get. The other half will be worth less. What you’re buying is an average value for the make and model of your home.

Realistically, either your home, community, or market is likely to be unique in some way. Therefore, book value may not provide you with the most helpful pricing information.

Search MHVillage for Mobile Home Prices

MHVillage has tens of thousands of manufactured homes for sale across the nation. Do a little research by using the MHVillage search feature. You can select all of the criteria, from geography to floorplan, and find the homes that are most like yours. For instance, if you have a 40×48’ 2006 Palm Harbor in an Orlando retirement community, there are similar homes in the MHVillage listings. Searches that meet these criteria will reveal that homes are selling for about $130,000.

Order an Appraisal from Datacomp

Datacomp is the leader in mobile home appraisals. The company has more than 550 inspectors across the country and can provide you with a written appraisal report within six days in most cases.

Datacomp assigns a local inspector to come on-site to your home to gather the information necessary for a staff appraiser at Datacomp to determine the fair market value of your home. This is done by comparing your home to the most similar market-based appraisals the company has conducted during its 30-plus years in business.

Some of what a Datacomp inspector will consider to get a specific mobile home value:

Age and size of the home
Quality of the construction
What appliances come with the home
Are there additions (such as garage or porch) that add value?
What are the values of similar homes in the community or market?
Condition of the home
Location of the home
Interior upgrades/remodeling

What Is MHVillage?

MHVillage is the #1 Place to Buy, Rent or Sell a Mobile Home Anywhere in the U.S.

MHVillage is the premier marketplace for mobile and manufactured homes. We help you sell, rent and buy mobile homes. The website has home listings in all major U.S. markets and many midsized markets. MHVillage.com gets 25 million annual unique visitors. In 2018, MHVillage listings drove $3.5 billion in home sales.

What Can I Search for on MHVillage?

MHVillage has more than 28,000 manufactured and mobile homes for sale. The site also has listings for more than 38,000 mobile home parks or manufactured home communities. Additionally, it can be used to search through more than 100,000 available mobile home lots and find better than 2,700 mobile home dealers.

How Do I Find Home Listings on MHVillage?

MHVillage is easy to use. When you land on our homepage, you can enter a zip code or city and state to bring up listings for where you want to search among hundreds of U.S. markets. You also can click on Advanced Search to narrow the field in any given market. This same search methodology works for finding listings of homes, parks/communities, new model homes, retail dealerships, and even homes on a dealer lot. All you have to do is click the tab that interests you most.

You can find a mobile home or manufactured home on MHVillage by searching communities, and you can find a community to live in based on a home you like. The databases are cross-referenced for your convenience and preference.

MHVillage also provides a handy U.S. map on its search pages, so you can click on a state you like and get a list of cities where mobile and manufactured homes for sale are located.

What Else Can I Do on MHVillage?

There are all kinds of search options to make use of once you become comfortable with the general search functions. Narrow your search by checking a box for preferences like a retirement community, a pet-friendly community, a manufactured home on private land or a resident-owned community. Another way to explore a wide variety of custom home options on MHVillage is to search mobile home floor plans in the “models” section. When you find something that really piques your interest, you can “like the home”, which is a way of bookmarking the listing.

Want to Learn More About How to Sell Your Mobile Home on MHVillage?

Take a good look at MHVillage’s mobile home selling checklist for more information on For-Sale-By-Owner (FSBO) listings, and how they can help you go about selling your mobile home.

What Isn’t MHVillage?

MHVillage is an advertising platform for homes made in a factory. We help connect sellers and buyers. However, MHVillage does not own homes, nor does MHVillage own or operate communities.

Still Have Questions About What MHVillage Is?

Contact us! We have a friendly staff that is ready to help when it comes to listings on MHVillage and buying a mobile home.

5 Ways to Bring the Outdoors Into Your Home

Bring the outdoors in to your home - bring joy to your home space — Let a little nature shine in to bring more joy to your space at home.

Bring Spring Into Your Home with These 5 Tips

As we finally approach springtime after many areas in the U.S. have experienced everything from a polar vortex to record-breaking snowfall, many are itching to feel the warmth of the sun on their faces.

For those in areas where spring can remain cloud-covered and rainy, we wanted to give you some practical tips for how to enjoy nature even if you remain largely stuck inside.

The Benefits

Adding natural light to a home can cause energy costs to decrease by as much as 75 percent. However, additional research has proven that natural lighting helps people be more productive, happier, healthier and calmer. Natural light also has proven to regulate some mental health disorders including Seasonal Affective Disorder.

The How

When you bring the outdoors in, it can be easy and also fun. Incorporating our happy, light idea of springtime even when the weather may be more rain-soaked than sunny, can help us improve our mood as we re-decorate.

Bring Plants and Flowers Inside

Whether you pick up a bunch each week from your local farmers market and use a simple Mason jar for a vase, or you prefer long-lasting succulents, choose an uplifting plant or flower and stick to it. Bringing in the green and the bright colors of floral arrangements can lift our mood and increase the natural flow of oxygen in your living space.

When you want to push a little further, it is always great to add a large plant such as aloe or even a small citrus tree. Something like this can be planted in a basket to live in the corner of your small space. These little details can really bring the sunshine inside.

Use Natural Building Materials to Bring the Outdoors In

Natural materials are home products and physical materials from the natural world. Organic materials include plant products, materials like wood, fiber, bark and soil are some examples. Inorganic materials are mineral products like stone, metal and composites like clay. Some benefits offered by these are:

Low maintenance and operation cost
Energy efficiency
Enhances indoor environment quality
Water efficiency
Better health
Material efficiency
Better for the environment
Reduces strain on local resources

Use Natural Light and Fresh Air

Staged to Sell — Let the natural light shine in – it makes this room feel bright and inviting. Freedom Homes of Sherman, Texas courtesy of Steward Photography

This idea goes beyond simply incorporating screens in doors and opening your house windows. From the building front, adding more windows or larger ones like French doors can be a great way to allow more natural light and outside air spill in.

Air conditioners and heaters can accelerate the airflow in your home. But these options require greater energy consumption. So opening windows across from each other in a floorplan can allow air to flow freely through a home. Open those at opposite ends of a house to push air through the space, especially when ceiling fans are used.

To Bring In the Outdoors, Create a Green Space

2019 Hot New Home Trends Platinum The Jackpot — The green colors pop this spring in the new Platinum Homes model, The Jackpot, shown in March at The 2019 Tunica Show. Photo by Annabelle Clark.

This is a perfect idea for a kitchen, home office, or even one wall of the main living space. Growing a green wall can be as minimal as adding hanging baskets and planters with florals, succulents, or even herbs… or as complex and growing ivy to cover an entire space. This greenery livens up an interior, adds a pop of color, and also brings a natural vibe that isn’t found in a bouquet of flowers.

Use Nature-inspired Decor

Hot Home Trends Outside In — Clayton Homes showed some wonderful nature-inspired exteriors at the recent Louisville show including this Heritage model complete with rockers. Photo by Lisa Stewart Photography.

This idea never goes out of style. From the incorporation of hardwoods in tables and furniture to the accents of wool on blankets and baskets, these natural fibers breathe life into an otherwise underwhelming space. Natural decor can soften a bedroom, bring fun into a child’s area, or vibe up a shared living space. With modern manufactured homes offering many interior design options, the opportunities are endless.

Some of our favorite nature-inspired decor to bring in the outdoors includes:

Exposed brick backdrop
Firewood in a living room
Natural wood furniture
Wool blankets on bed and couches
Organic sheets in a child’s room
Bamboo in the bathroom

When you bring the outdoors in, it allows you room to breathe. The inspiration that comes from the fresh air, natural light, organic materials, and natural decor can breathe life into your home too.

Buy a New Manufactured Home

If you’re looking to buy a mobile home through MHVillage, follow the above link to our homes for sale or rent page. Choose the city you want and use the checklist and dropdown box to narrow your search. There are more than 28,000 mobile and manufactured homes for sale on MHVillage!

Moving a Mobile Home: Your Questions Answered

Photo of mobile home moving — A hauler moves a manufactured home on a city street.

Here’s Everything You Need to Know About Moving a Mobile Home

Moving a mobile home comes with a long list of logistical details prior to getting the home on the road. Everything from what the cost of moving a mobile home is, to what kind of distance is reasonable, and how to secure your investment should be considered.

So, we’ll cover this ground and much more in regard to how to go about moving a mobile home. We will start with the most frequently asked questions and work our way to the finer detail. Thanks for coming along for the ride!

Moving a mobile home multi section — A multi-section home is escorted down the street.

How Much Does it Cost to Move a Mobile Home?

This is the big question. Many times homeowners and residents want to ask, “Can I move a mobile home for free?” No, if you’re asking this question, you’re probably headed down the wrong road.

A professional mobile home transport company will charge $3,000 – $5,000 to move a single section manufactured home.

A larger home, one that’s two or more sections, may need to be moved in sections and could cost $10,000 or more. Again, the added cost for moving a mobile home depends on the size and stability of the home, as well as the distance and route being considered. Most times, moving a large mobile home will require assistance vehicles to lead and tail the home.

How Are Moving Costs Calculated?

The range of cost from $3,000 to $10,000 or more depends on a few factors:

How big is the home? Single wide home sizes are easier and less expensive to move.
How old is the home, and what kind of shape is it in? The more sturdy the home, the better.
How far must the home be moved? Most movers want to stay with 100 miles.
What kind of access is there between the existing and desired home site? There is a lot to consider here, from bridges to city streets, to access through a mobile home park.
What kind of prep and finished work must be done? Will you prep the home yourself, or are you hiring someone?

Do I Need a Permit to Move a Mobile Home?

Yes, typically a permit is required to move a mobile home. For instance, a Michigan permit to move a mobile home is required if the home is more than 8 1/2 feet in width, 12 1/2 feet high and more than 60 feet long. Most homes are larger than those dimensions. So a single section home in Michigan can be moved with a permit that costs as little as $15. Larger or heavier homes may require an “Oversized Load” permit, which will range between $30 to $100.

However, that’s an example of how the State of Michigan issues permits. Be certain to check state laws and local ordinance where your home will travel.

Moving a mobile home manufactured Home Installation — A team in Atlanta, Ga., moves a mobile home into a community.

Should I Hire a Professional to Move My Mobile Home?

Yes. When you’re moving your home to a new location, it’s always best to hire a professional. The following are some of the primary reasons why it’s a good idea.

Licensed/Insured/Bonded

A professional mobile home transport company, or mobile home mover, will have the protections in place in case something goes wrong. There are many potential unforeseen complications when a home is hooked up and taken on the road. Low hanging tree limbs, road construction, excessive traffic, tight turns or low bridges can come into play. Any of these circumstances could result in costly damage or even injury. Once your home gets moving, you want the professional with the standard protections to be responsible for anything that may go wrong.

Inspections

Your hauler will either hire someone or conduct inspections themselves. The axles and chassis of the home need to be in good enough shape for travel. Roof lines, windows and doors need to be secured. Siding may need to be battened down. The interior of the home should be stable. A trained professional will be able to identify if any adjustments or fixings are needed.

The Large Load

Not too many people feel comfortable trundling down the road with a 60-foot home behind them. Professional drivers will have the spatial relationships needed to ensure the home is moved along unharmed.

Protect Your Investment

Investing in a safe and sound way to move your home should be a priority. It’s smart to pay a relatively small amount up front, whether you’re moving your single section mobile home a short distance, or have a more complicated move with a larger home. A lack of planning or upfront investment could result in a much larger bill in the end, particularly if the home is damaged.

For more information on moving a mobile home, continuing reading the following section with advice from a professional mobile home mover.

Conversation With a Professional Mobile Home Mover

Michael Oslau has covered many thousands of miles across the U.S. in the name of manufactured home transport.

He’s a shipper, toting homes for Skyway Custom Transport of Renton, Wash. His days are spent moving mobile homes, but certain parts of his day involve little extras, brought on by necessity.

Michael Oslau can be a little bit home inspector, a little bit landscaper, a little bit physicist, sometimes meteorologist.

“I rely on a tear down guy, and it’s hard to make sure they caught everything,” Oslau said. “There are a lot of factors involved in the transport.”

When he’s going to pick up a new home, Oslau can rest easy knowing the details have been covered by the manufacturer or dealer. But moving an existing mobile home can be a different story.

Sometimes in an effort to save money, homeowners will elect to prepare the home themselves. And even if one does make the decision to hire a contractor, not all outfits are the same.

We asked Oslau to answer a few questions about how consumers – and the people who can be hired to move a mobile home – can gain the best experience possible.

What is the first thing you check when you arrive to move a mobile home?

“I look for a leading-edge board on the roof tile. If the wind gets it, it will pull the roof off. Tiles can go flying, and the state police don’t like that. Sometimes the roof can peel off all at once. No one likes that either.”

How do you secure a dilapidated roof while moving a mobile home?

“If you think you might need a new roof, take the old one off before we ship. You can ship without a roof, but you can’t have stuff flying off the home. You can put the new roof on at the new site.”

What is the best way to secure everything while moving a mobile home?

“New homes are easier, because it’s ready to ship for the most part. When someone gets a used home it’s more difficult, and many times the customer wants to get the work done themselves. They can be poorly strapped,” Oslau said. “This creates a twisting motion when you lift it, and can cause some problems if it twists too far. It’s more than a cracked wall. That can be fixed. Sometimes the walls will peel off the floor.”

How does an older mobile home fare during a move?

“Is the siding falling off? Is it wood, aluminum or even concrete siding? Was it built with concrete? Sometimes features are added after the home was originally purchased and sited. This means there’s a good chance the home weighs more now than it did when it was put on that chassis. The chassis is original to the home, and it’s only made to carry the weight of the original home.

“You also want to make sure the axles, tongue and A-frame are in good condition, with no damage or erosion that can weaken their ability to carry the load.”

What should be taken out of the home prior to moving a mobile home?

“Anything that’s not fixed to the home, and even some items that can be detached should be pulled from the home. Again, these axles can only hold so much weight. It’s designed to carry the weight for that section of the home that sits above it, not for all of the stuff that might be left in it.”

What else needs to be secured before you move a mobile home?

“Doors and windows need to be secured. I had one with a tip-out on it, and I had to have the set-up crew come back and put boards over it. The window kept wanting to slide out of the house, off the truck.”

What do you need in terms of access to the home?

“Usually if the home’s in a community, it’s going to work out alright. If it’s a home out in the middle of the woods, the access better be clear and straight. Sometimes a home has been in a place long enough for trees to grow up and block the way. Sometimes trees and other obstacles need to be removed, and that’s something a homeowner can do themselves or contract out.

“You can ask your shipping company to do a site check,” Oslau said. “Some will, some won’t.”

Additionally, even transport of the smaller homes require 14-feet of road width to be passable.

“A 14-foot wide driveway off a two-lane highway won’t take a 14-foot wide home,” Oslau said. “When you’re turning off a tight space, the width is more like 30 feet wide.”

Where are you unable to put a home?

“Depending on how much money you want to spend, I can put one on the top of a mountain if you want to build the road,” Oslau said.

How does weather impact your work?

“Most of this stuff needs to be done during the summer,” Oslau said. “And wind is something you need to be aware of. There actually are highways in some places that have signs saying ‘no manufactured homes’. But, really, it’s about knowing what you’re doing when you get into truly scary places.”

Looking for Additional Insights? Let MHVillage Help!

At MHVillage, we’re dedicated to helping aspiring homeowners make educated decisions throughout their journey to buy a mobile home.

If you’re still in the pre-planning phase of moving your home, we can help ensure that you’re properly informed to find the right community to move into. There are several advantages and disadvantages of different communities that you’ll want to consider. Or, if you’re looking for guidance on mobile home roofing prior to moving, we have you covered.

We also have tools to connect you with mobile home movers and transporters. This page allows you to browse by state to find professionals in your area who specialize in manufactured and mobile home transport.

Happy home moving!

Mobile Home Lot Rent 101

How much is Monthly Rent for Mobile Home?

The average rental price for a new mobile home in the United States is $1,350.73 per month, and the average rent for a pre-owned mobile home is $1,224.60 per month based on home listings published on MHVillage. Keep in mind that what is included in the rental price for a mobile home varies from market to market and community to community. Many times, if you are paying a monthly fee to rent a mobile home in a community, the lot rent will be included in the overall rental price.

Understanding the Ins and Outs of Mobile Home Lot Rent

More and more people each day want to buy a mobile home or manufactured home. Homes made in a factory are loaded with new technologies. They’re energy-efficient, and they can be purchased quickly at a fraction of the cost for stick-built homes.

When it comes to buying or renting a home, many frequently asked questions revolve around the topic of mobile home lot rent or lot leases.

This article will explain what lot rent is, what it means, why it matters and how much you might expect to pay.

Mobile Home Lot Rent Homes — Casa Del Sol community photo courtesy of Equity LifeStyle Properties.

What is Lot Rent?

Lot rent, or a lot lease payment, is a rental/lease contract on a parcel or “lot” of land. Every month, rent is paid to the property owner where a mobile home is located. Often the homeowner will get a loan for a mobile home that pays for the home itself, but not the land it will sit on. For those who want to become a resident of a mobile home park, or manufactured home community, a monthly lot rent payment should be expected.

Manufactured home communities generally are for-profit businesses. They provide a service to residents who own the home, but not the land. In other words, the property owner provides leased land for a fee.

What Does it Pay For?

Utilities

Many land-lease community owners roll monthly utility payments and other services into the lot rent. If you don’t pay a water bill, it’s likely because the water for the park is included. A good question to ask a community manager is “What is included in my lot rent?”

Amenities

Other amenities that may be included are garbage pickup, cable TV, internet access or other similar services.

General Maintenance / Upkeep

A manufactured home community, like any other residential development, requires attention. The lawn needs to be mowed or the snow removed, as well. And then there’s general maintenance on facilities, such as a clubhouse, pool or dog park.

Infrastructure Upgrades

In addition, any property owner needs to keep a fund for infrastructure upgrades. This is for heavier maintenance. Good examples are repair or replacement of roads, water and sanitation pipes, front gate and fencing.

Who Collects Lot Rent?

A community manager will be the one to collect. Many times the payment simply is sent to the manager’s office. However, other times a community operator might ask that lot rent is sent to another address.

How Much Does Lot Rent Cost?

The amount of lot rent a resident pays will vary depending on the market where the homes are. If you live in a big city, like Houston, Chicago, Los Angeles or Orlando, where housing is at a premium, you can expect to pay more than residents in smaller cities or rural areas.

Lot rent may also go up depending on the type of mobile home community you live in, regardless of where the community is located. If there are a lot of amenities, or high-price amenities, such as a clubhouse, pool, walking trails, workout facilities and such, you can expect to pay more.

The following chart is an overview of the average lot rents in different markets throughout the country.

Average mobile home lot rent by state — Statistics provided by Datacomp/JLT Reports

Does Lot Rent Cover Property Taxes?

Yes. The community owner has to pay taxes on the property, so part of any resident’s monthly lot rent will go toward property taxes.

Can I Claim Mobile Home Lot Rent on My Taxes?

Yes, lot rent on a mobile home is tax deductible – your monthly payments can be submitted on your state income tax return. The expected refund will vary from state to state. However, most states view mobile home lot rent as a form of property tax payment that can be reimbursed.

See our blog post All About Mobile Home Taxes for more information on a variety of subjects related to taxes on mobile homes.

Mobile Home Lot Rent Front Porch Home — Clayton Savannah home photo courtesy of UMH Properties.

Do All Mobile Homes Have Lot Rent?

No, not every mobile home will have lot rent. It is most often an agreement between the owner of the home and the owner of the property where the home is located.

However, not every manufactured home community resident pays lot rent. Residents who rent a home will pay lot rent within the monthly home rental agreement. In other words, most often there is no specified lot rent for a home that is owned and rented by the community or park.

Additionally, most residents with homes on private land will not pay separately for lot rent. This is for a number of reasons. If you own the manufactured home and the land, you’re already paying that expense, clearly. If someone you know owns the land, like a family member or friend, you may not have to pay lot rent. And, like in communities, if you rent a home on private land, any land-lease agreement would be incorporated into the general rent payment.

Mobile Home Lot Rent Community Homes — Community photo courtesy of UMH Properties

Is Mobile Home Lot Rent Monthly?

Most lot rent agreements or land-lease arrangements are based on a monthly payment. In rare situations, a community owner or landowner may ask for quarterly payments, which may be beneficial if the resident is provided a discount.

Will My Lot Rent Change?

Lot rents for a mobile home are sure to increase regardless of where your home is, and who collects the payment. Any manufactured home community resident should expect an annual or bi-annual increase that, if nothing else, adjusts for inflation. In other words, as the land becomes more valuable, the space you rent becomes more valuable as well. And you should expect to pay accordingly.

In some cases, a property owner may make substantial improvements to a community and increase rates accordingly. Let’s say ownership decides to put in street lighting that’s been much needed. A portion of that cost may be handed down to each resident who benefits from the added lighting. The same would go for road improvements, utility expansion, or additions the community makes to lifestyle amenities, such as pickleball courts or dog-wash stations.

How Much Can a Mobile Home Park Raise Lot Rent?

Average lot rental increases nationwide are about 3 percent. A park that has not experienced an increase in several years may get a larger increase to bring the level to the current market average, particularly if a park or community is under new ownership.

Mobile Home Lot Rent Clubhouse — Memphis Blues clubhouse photo courtesy of UMH Properties.

What Happens If I Don’t Pay My Lot Rent?

Residents who fall behind on the lot rental payment can expect a phone call or knock on the door from the park manager or community operator. As a result, if a resident doesn’t respond, or can’t pay, the manager or owner of the property likely will begin the eviction process. A lawsuit may be filed, which means a judge could order the home be removed from the park.

Where Can I Go to Find Mobile Home Lots for Rent?

As the nation’s leading marketplace for manufactured homes, MHVillage has more than 39,000 community listings, offering an extensive selection of site rentals throughout the country. Find available mobile home lots in a community near you.

Manufactured Homes on National Mall Make Big Impression

Innovative housing draws attention — Thousands of people toured the manufactured homes on the National Mall each day during the showcase.

Potential Homebuyers Awestruck by New Manufactured Homes in Washington, D.C.

Innovative housing for sale — Jessica Ubanyionwu of Washington, D.C., and Chidozie Emelue of St. Louis, Mo., on the National Mall in front of a new Skyline Champion home.

One Washington, D.C., area potential homebuyer came to the National Mall with tiny homes on her mind. She’s a regular viewer of tiny home TV programming.

However, when she and her shopping partner arrived on the sprawling lawn, it was manufactured housing that captured her imagination.

“I appreciate the closets,” Jessica Ubanyionwu said. “I think especially because in D.C. where a walk-in closet and extra storage is completely ignored… It’s amazing. It looks like a tiny home, but it’s much bigger.”

Cyclists, Tourists, Affordable Housing Enthusiasts Take Notice

The Innovative Housing Showcase put on by the U.S. Department of Housing and Urban Development (HUD), in partnership with the Manufactured Housing Institute among others, placed the homes on the mall. The primary audience for the industry’s housing innovations was lawmakers in Congress and policymakers in myriad departments. Yet, Ubanyionwu and others intrigued by the spectacle couldn’t help but be impressed.

She and her shopping partner left the mall just a few notions closer to the idea of buying a manufactured home.

“I like that they minimize the bedroom for just what you need so you can put the extra attention and space into the kitchen and bathrooms,” said Chidozie Emelue of St. Louis, Mo., who joined Ubanyionwu on the adventure.

Skyline Champion Corporation brought a pair of homes to the mall. UMH Properties, a home retailer and owner of communities, partnered with manufacturer Cavco Industries to show a third home.

The Innovative Housing Showcase is open to the public and free of charge. It includes keynote addresses on housing, panel discussions, home tours and music through June 5.

Innovative housing crowds — A couple of hundred people at a time sat in the tent on the National Mall to hear about some of the latest innovative housing solutions.

Come to the National Mall to Kick Off Summer Season

HUD Secretary Ben Carson announced in March that the department would host the showcase.

The intent of the gathering is to educate policymakers and the broader public on innovations and building technologies in new manufactured home floor plans that address affordable housing challenges across the country.

innovative housing solutions — Mary Niese of Stafford, Va., came to the National Mall in Washington to find an affordable home of her own.

Mary Niese of Stafford, Va., came across the homes on the mall and was inspired to grab a friend for a closer look.

“When I saw these homes this morning, I had to go back and get my friend Bob and told him that we had to come back. It’s really something to see,” Niese said.

The Virginia resident said she’s had years of surgeries on her legs to repair damage from a car crash, and that she’s been in HUD’s section 8 housing voucher program since she’s been unable to work.

“If I could get into one of these homes for the rent that I pay with a voucher, I would give my voucher back in a second,” she said.

Innovative housing at the Capitol — Capitol Hill is home to manufactured homes and other innovative housing solutions for one week in June.

The Showcase is Open to the Public, Free of Charge

Seventeen exhibitors are scheduled to show new homes, and products or programs and services related to innovative modern mobile homes. Those exhibitors include Cavco Industries, Skyline Champion and UMH Properties, all representatives from the manufactured housing industry. Other exhibitors include Boxabl, Oak Ridge National Laboratories, and Snap Space Solutions.

Schedule for Innovative Housing Showcase

Each day at the showcase is designated for a target audience. Following is an overview of HUD’s schedule for the Innovative Housing Showcase.

Saturday, June 1: General Public Day — Opening remarks from HUD Sec. Ben Carson. A professional panel moderated by Rich Binsacca, Professional Builder Magazine.
Sunday, June 2: State/Local Government Day — A presentation on the latest building innovations and technologies. A talk on local solutions to housing problems.
Monday, June 3: Federal Government Day — Remarks from FHFA Director Mark Calabria. A panel on disaster recovery and mitigation.
Tuesday, June 4: Capitol Hill Day — Opening remarks from the National Association of Home Builders CEO Jerry Howard. A discussion on the impacts of housing policy.
Wednesday, June 5: Industry Day — A panel on “A Holistic Approach to Veteran Housing and Healing”. A forecast on what the next 10 years may hold for real estate.

HUD’s Ben Carson Encouraged by Reaction to Manufactured Homes

“I was thrilled that there were so many people who were interested in this, particularly given the limited scope of advertising that was done,” HUD Secretary Ben Carson said during an interview about the inaugural event.

“But that’s one of the reasons we wanted to be right here on the National Mall. It’s its own kind of natural advertising; people are going to be walking through here all the time. Also, putting it right in sight of the Capitol. Because we want the legislators to understand also… we’re talking about advanced technology that really makes affordable housing a possibility. And we need to start thinking about things in a different way to solve some significant problems.”

Mobile Home Title Transfer – What You Need to Know

A Guide to Mobile Home Title Transfers

When buying or selling a mobile home, it’s important to be prepared for the sale. The legal change of ownership is all about how you properly handle transferring a mobile home title. Each state has paperwork for a mobile home title, often coming from the motor vehicle division. However, some states issue mobile home titles through Secretary of State or other state divisions.

There May Be More Than One Title for a Mobile Home

When mobile home titles are issued, one title is issued for each section of a home. So, if you have a single-section home, there will be one title. But if you sell or buy a mobile home with multiple sections, there will be an equal number of titles. Each title should change hands in the same way for a single transaction.

What Kind of Information is On a Mobile Home Title?

There are a few common FSBO mistakes to avoid when going about the mobile home title transfer process. You want to make sure all of the information is on the document and is legible. A legitimate mobile home title should have:

Year the home was built
Who made the home
The model number and/or name of the home
Where the home was constructed
The identification number for the home (sometimes a vehicle ID)
Owner of the home
Lienholder for the home, if any

What Can I Do If The Mobile Home Title is Lost or Missing?

Sometimes when a seller is looking at transferring a mobile home title, they find the document is missing or damaged. There is recourse, but it depends on where you live. Referring back to who the issuer of a mobile home title may be your first step. If the title you are transferring is for one section, the other sections of the home will give you the information you need to find the issuer. However, if the title for a single-section home is lost, you will need to do a little research. A new title can be provided by the issuer, once you figure out what state department is responsible for the documents.

Do Mobile Home Titles Need to Be Signed, Notarized?

Again, each state differs. But you can count on having to sign over possession when transferring the title of a mobile home. In many cases, the parties will need to sign the title before a notary. A notary is a person who’s been registered to witness and verify terms of an agreement in writing. Regardless, you want to avoid going through this process too early. If a sale falls through for any reason, the transaction will be voided and signers will have to verify a new, clean document. To avoid this, ensure all details of the sale have been taken care of prior to signing a title transfer.

Innovative Housing Showcase in D.C. June 1-5

New Housing Showcase Washington DC Skyline Champion — Ultimate Kitchen 3 from Champion Homes.

HUD Hosts First ‘Innovative Housing Showcase’

The U.S. Department of Housing and Urban Development hosts its inaugural Innovative Housing Showcase on the National Mall starting June 1.

The Innovative Housing Showcase is open to the public and free of charge. It will include keynote addresses on housing, panel discussions, home tours and live music.

Come to the National Mall to Kick Off Summer

HUD Sec. Ben Carson announced in March that the department would host the showcase June 1-5 on the National Mall.

The gathering will educate policymakers and the broader public on innovations and building technologies in new manufactured homes that address affordable housing challenges across the country.

The Innovative Housing Showcase will feature solutions to make housing more affordable for American families and more resilient during natural disasters, HUD said in its announcement.

Skyline Champion Home Showcase — A new manufactured home — eligible for MH Advantage financing — from Skyline Champion Corporation.

The Showcase is Open to the Public, Free of Charge

Seventeen exhibitors are scheduled through the week to show new homes, products or programs and services related to innovative new homes. Those exhibitors include Cavco Industries, Skyline Champion and UMH Properties, all representatives from the manufactured housing industry. Other exhibitors include Boxabl, Oak Ridge National Laboratories, and Snap Space Solutions.

Schedule for Innovative Housing Showcase

Each day at the Housing Showcase is designated for a target audience. Following is an overview of HUD’s schedule for the Innovative Housing Showcase.

Saturday, June 1: General Public Day — Opening remarks from HUD Sec. Ben Carson. A professional panel moderated by Rich Binsacca, Professional Builder Magazine.
Sunday, June 2: State/Local Government Day — A presentation on the latest building innovations and technologies. A talk on local solutions to housing problems.
Monday, June 3: Federal Government Day — Remarks from FHFA Director Mark Calabria. A panel on disaster recovery and mitigation.
Tuesday, June 4: Capitol Hill Day — Opening remarks from the National Association of Home Builders CEO Jerry Howard. A discussion on the impacts of housing policy.
Wednesday, June 5: Industry Day — A panel on “A Holistic Approach to Veteran Housing and Healing”. A forecast on what the next 10 years may hold for real estate.

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