Me and my fiancé are looking into getting a double wide, 3bed 2bath 1,250+sqft home. We own the land in Indiana. Any idea how much we should expect to pay? How much we should save for down payment? Estimated monthly? Anything out of pocket we should be aware of? We have excellent credit if that helps.
My partner and I went to look at a mobile home for sale near us.
It's in need of repairs, but the land is decent size for the area, it's got electric, two wells though one seems unused, and city sewer.
I know the whole front wall area especially around the door needs to be taken to the studs if they exist and rebuilt, the one tub is leaking and the subfloor is likely rotten, the other bathrooms need work as well, the walls have other cosmetic issues as well. The hot water heater was replaced, but the new one was bigger than the old one and didn't fit in the original cubby, so the owners put it in the closet area, the furnace likely needs replaced, the central air probably needs maintenance.
The breaker panel looked ok, and it's 100amp service.
We have an RV we live in currently and we would move it onto the property while we make the most urgent repairs.
I think we're probably looking around $20k in repairs if we DIY most of it.
I just dropped a video on my Manufactured Home Nerd channel breaking down why so many people get overwhelmed when looking at manufactured homes, and it is sitting at just under 80 views right now. The YouTube algorithm clearly didn't love it... but I am still incredibly proud of the message because it is a conversation we desperately need to be having.
Obviously, I want to personally grow my sales, but on a larger scale, I am truly passionate about the opportunity that my industry offers, and this is what I see... we are heading for a cliff with affordable housing.
People are getting completely priced out of traditional site-built homes, and they walk onto my lot looking exhausted. I almost always hear the exact same phrase: "I just don't want it to look like a trailer."
That is a massive clue, but it means something completely different to everyone. For some folks, it is about the shape; they just don't want a long rectangle. For others, it is about the roof line, or wanting smooth painted sheetrock on the inside instead of paneling.
In the video, I try to break down the honest truth about the housing market right now. Yes, the days of buying a brand new single-wide for $30,000 are completely gone. Materials cost significantly more today, and the days of cheap labor are over. But what a lot of people don't realize is that the product itself has completely evolved. These homes are built closer to site-built quality than ever before, with better insulation, stronger lumber, and much higher standards.
My job isn't to just sell a box. My job is to be a guide, to help people avoid "house blindness", and to figure out how to get those high-end residential features into a budget they can actually afford.
I know a deep dive into manufactured housing floor plans and pricing transparency isn't exactly going to go viral. But if you are someone who feels completely priced out of the traditional housing market right now and you are feeling frustrated... I made this for you.
I'd love to know what you think, or if there is anything I missed that you wish the industry would be more transparent about.
Here is the video:https://youtu.be/BG5aPA1Lb98?si=TJDuBE_qoDg6u9oo
Hello!
Is anyone willing to talk about their experience with Deer Valley Homes? We are currently going through the finishing process with them and the contractors have been a nightmare. Unprofessional, commenting that we are “picky” when asking about legitimate issues. Telling us if we call Deer Valley then our home issues won’t be fixed. We love our home and chose DV because of their reputation. We only saw positive feedback from our research and have been shocked so far.
Is this isolated to us?
The Fixed Payment Fallacy
There is a common phrase in the housing industry: "Marry the house, date the rate." But there’s a third party in that marriage that most people forget to invite to the wedding: The Variables.
As someone who has helped hundreds of families get into their new homes, I’ve sat across the desk from a lot of people who are laser-focused on one single number: the monthly mortgage payment. They want that fixed-payment security, and I don't blame them. But here is the truth: your rate might not change, but your payment almost certainly will. Your mortgage is fixed, but your total cost of occupancy is a moving target.
When building your budget to buy a new home somewhere, you have to look past the bank's approval letter. If you are game-planning a home purchase in 2026, you need to account for the three invisible variables that can turn a comfortable payment into a financial squeeze.
In Louisiana, we are finally seeing the insurance market show signs of stabilizing, but stabilizing doesn't mean cheap. When your insurance premium goes up, and it eventually will, your mortgage company doesn't just ask you for a one-time check. They increase your monthly escrow payment to cover the gap. I’ve seen "fixed" payments jump by $150 or $200 a month simply because of an insurance renewal or a property tax reassessment.
Nerd Tip: I actually hold a license to sell property and casualty insurance, so I see these numbers from the inside. Even though I sell it, I still tell my clients to shop their policy every single year. You should never set and forget your coverage because you might be overpaying for the exact same protection.
With land prices rising, many buyers are looking further outside of urban areas and going more rural to find affordable acreage. It’s a great strategy for peace and quiet, but it introduces a massive variable: Commute Inflation.
If you move 30 minutes further away to save $150 on your monthly mortgage, but you’re now spending an extra $200 a month on fuel, oil changes, and tire wear for your vehicle, you haven't actually saved money. You have just shifted your debt from a bank to a gas station. Before you commit to that rural land, calculate your cost per mile. In the long run, the land closer to town might actually be the cheaper monthly option.
We talk a lot about energy efficiency in modern manufactured homes: thermal zones, upgraded insulation, and heat pumps. But even the most efficient home is at the mercy of the grid. We have seen fuel costs and overall utility costs increase year after year. This isn't because homes have become less efficient; it's because the utility companies are charging more for the same amount of power.
In a new home, you aren't just paying for the air you breathe; you're paying for the envelope. Making sure you are comfortable and not stretched every month is the real goal.
The Bottom Line
Homeownership is the absolute best way to build long-term wealth, but only if you treat it like a business. Your mortgage is just the rent you pay to yourself. The variables like escrow, commute, and utilities are the operating costs.
Don't buy a home based on what you can afford today. Buy a home based on what you can afford when the insurance goes up, the gas prices spike, and the summer heat hits. Don't make decisions because you feel forced into a corner. Don't be afraid to revisit your budget and be honest about the numbers. Having helped hundreds of people navigate this process, I can tell you that the happiest homeowners aren't the ones with the biggest house; they’re the ones who planned for the variables and stayed comfortable.
What’s the best way you’ve mounted your TV on manufactured home walls? Mine are SO thin but I want to mount our TV. I’ve tried to look for studs but they seem to be either extremely far apart, or they just don’t exist in the walls at all (yes we used a stud finder).
Pictures are appreciated as well.
I am in Arkansas and am looking at going modular (most likely Franklin). I have a few questions. Why even in higher end modular are the bathtub trains in the middle? This reminds me of a 1970s trailer.
Why the need for doors to have vents or not go to the floor?
Why are all acs something like Intertherm or Coleman and not a standard site built brand like Trane or Carrier?
I just bought property that said “public access to sewer at road.” Now the Public Service Authority is saying I have to get a septic tank because if I wanted access it would go through my neighbors property. The conventional septic tank is $11,500 and if it doesn’t perc then it would be a different one that costs $22,000. I was not budgeting for this. I was told it would be around $1,500 to get sewer hookup. I am in the process of putting a manufactured home on the property. All these costs are adding up: the sewer, power, driveway, permits, gradework, skirting, road steps into house, garage or carport. Has anyone else been through this process? What would you do? Please help me. I feel so overwhelmed with all this and the costs. Thank you.
How long did the process take? We’re being told 12-16 week from the date of close. Once the home is on property they’re saying it could take another 60 days to get the home ready to move in.
That seems like a long time to Hook up utilities and drywall?
We’re also being told it could take 60 days just to close. We hoped to be moved in around September and this time line quickly looks like it could be pushed back until at least December.
We have the home we want picked out, have started the process of utilities, have the land. (We plan to use as collateral for the construction loan)
Haven’t been pre approved yet, but not worried about that. We have great credit and very low debt to income ratio. We just didn’t expect closing on a construction loan to take months.
Please tell me what your timeline looked like
We own a manufactured home and I’m shockingly ignorant about its construction. I understand it had to be transported in sections, and I believe they join at the master bedroom/living room wall in the floor plan I’ve included.
What is going on inside that wall? We use the master bedroom as a second living room/family room, and we’re trying to locate a stud to mount a large screen TV. We’re hitting something solid behind the drywall that’s much larger than a stud. We can’t figure out if it’s a vertical object or horizontal. Before we cut out a section of drywall to see what the deal is, can anyone give us any insight? I’m guessing it has something to do with how the sections of the house are attached, but I’m probably wrong lol.
The house was manufactured in Quebec in 1998 by Marcoux Homes and we’re in Massachusetts.
I just moved to a mobile home park where the management charges us way more than is logical or legal, and $93 more than originally (verbally) stated when I made my offer. When I made a complaint along with the other 400 residents in my park, mine was the only one that got thrown out because technically I had never had my rate increased. Now it's going to be another year before I can even get a hearing. Meanwhile I'm stuck paying $853 a month for the dirt under my trailer when it should be closer to $550.
Edit: I had never bought property before let alone dealt with a mobile home park management company. Ok I fucked up but I'm still being exploited - you could at least try to speak to me like an adult.
I inherited a 1987 double wide and the land it is sitting on recently in the Northwest. My question is centered on the fact that the house has not been on a permanent foundation this whole time, just has concrete piers that are not anchored and no permafrost protection. There is no obvious sign of frost heave but I don't think the home has been leveled since 1987. We have found a alternative foundation system that can be installed under the house that would meet HUD requirements and the estimated cost is $15,000-$25,000.
I am wondering if it is worth it to add a permanent foundation to this home or if it is a better idea to demo it/get rid of it and put a new home in the location?
Some factors (I'm not versed in home buying, construction etc language yet so please forgive any awkward descriptions or incorrect terms):
- There are signs internally of the lack of leveling: doors that don't close right; one corner between walls is cracked and the corner trim piece is pushed in; outlet covers are crooked (not sure this is from not being leveled or just crappy work); other trim pieces in the house are crooked or mildly sagging.
- The house has had some remodeling and upgrades including a relatively new roof, new furnace and some aesthetic upgrades.
- Several outlets in the home do not work and am not sure how much of an overhaul is needed there.
- Original plumbing
- Original crappy plastic windows that need to be replaced
I plan on living in this location for the rest of my life (20+ years fingers crossed) so am not looking for advice on how to increase the home's value for selling. I am more interested in hearing advice/informed opinions about whether it is worth it to try to add the foundation and upgrade this house vs putting a new manufactured home on the property on a permanent foundation from a structural/sustainable perspective.
Thanks!
Has anyone else gone through this process? What was the result? I just had the state HUD inspectors come out, along with a Champion homes rep (installer did not show up)
Along with my list of defects/complaints, they said from their observations the recommendation will most likely be that the home needs to be removed and a new foundation engineered before putting the home back. I am curious if anyone has dealt with this sort of scenario before. There are a lot of other defects to be fixed, but they said basically nothing can be done until the foundation is addressed.
1980 single wide with a new roof and I'm worried about wall supports being strong enough. Has anyone had any experience with adding additional exterior wall studs? Or experienced bowing from roof weight? Trying to make sure I'm doing the right things and hoping maybe someone out there has some insight.
I've posted here quite a few times for help since moving into our double-wide because professionals never seem to want to work on mobile homes 🙄 husband and I are going to have to do a pretty big project ourselves and it made me start to wonder just how many fixes we'll have to figure out on our own. What are the biggest or least expected things you've had to fix on your home because 1)it was impossible to find someone else to do it or 2) they gave you the "I don't want this job" price?
I have a very unique American Dream that many think I’m crazy or trashy for considering and yet it’s so appealing to me because of no 30 year mortgage, character in a home I actually cherish or admire and being a DIYer can renovate without taking loans out …
I want to buy an older 80s/90s manufactured home (they are NOT trailer houses) and I love this concept and have for as long as I could remember.
I grew up in a beautiful double wide built in 1984 and it was a solid home and had so much character as did my aunts double wide built in 1985. The layouts and floor plans were more unique, it had features you can’t even buy in a home now days without spending over $200k and some of these characteristics were simply standard for the time and so I personally really want this for my forever home and even recently found a 1983 model doublewide that was in immaculate condition for such a low price it was incredible! Problem is you can’t get financing if it’s not considered real property or attached to the land and I’m obviously going to be looking for a dw that needs to be moved on unrestricted land I would need to purchase, in TX at least you won’t find a lender that will finance either if the home has been moved more than 3 times, and plus my credit is still rebuilding after a divorce. I feel like the only way to find such a home would take me forever to save up for and still would need a loan for land development and utilities.
I know this is a unique approach to actually desire only an older manufactured home but the mortgage industry won’t glance at them not that I’ve found anyways if you’re wanting to buy a used older home to move into private land and place on a permanent foundation.
What would you do if this is what you wanted where it’s like no market for it unless you have some kind of inheritance or lottery winnings to afford.
Yes, it would be easier to just go and buy a newer or even a stick built home but I don’t want that. Any suggestions or opinions what you would do I would love to hear!
Please respect this IS my American dream and not a desperate move for a home needing repairs and half ass renovations. It’s what would make me happy.
Thanks to all of you in advance, I’m excited to hear what you might comment, maybe there might be a creative point of view I’m missing
Posted a week ago about champion HOWEVER drove a few more hours this past week and looked at the Clayton lot and I got a better vibe from them everything seemed less shady spent a few hours there with the manager and seemed like it would be a better choice then where we were looking on the champion home we were gunna go with. We are looking at the harmony series. I see SO MANY bad things about Clayton but stuff I see seems like they are the base or the base models the place is Clayton homes. Manteca in California do I run or take my chances?
The back door won’t open and there are a lot of cracks on the walls and ceiling inside. The builder told us we could leave it on this slope for a while before setting up the footers, but due to various delays it is now 2 months sitting on this hill side and we’re worried about structural damage and if the home will be ok with being re-leveled?
My mini split died and I cannot afford to replace. On one side of the house I got a window unit, but the other side only has tiny windows, that when fully opened are 9" tall x 22" wide.
I cannot find anything that will work. Ac or fan. Most low profile fans are 25" wide. And dual fans that are 9" actually are 11 or 12 tall
I also dont want anything janky that will leave me with a big gap to fill.
Anyone else with tiny windows that found a fan that fit?
ps im in FL so a swamp cooler wont work