The cost of a double wide trailer, also known as a manufactured home, varies considerably but generally ranges from $100,000 to $200,000 before land costs and additional expenses. This price range is influenced by factors like size, features, location, and the manufacturer’s brand, making careful research and budgeting essential for prospective buyers.
Understanding the Base Cost of a Double Wide
The base price of a double wide is typically quoted by the manufacturer or retailer and covers the manufactured home itself, ready for transport. This includes essential components like walls, roofing, flooring, plumbing, electrical wiring, and basic appliances. However, this price doesn’t encompass all the expenses associated with making the double wide habitable. Think of it as the sticker price on a new car; there are always additional fees and options to consider.
Factors Affecting the Base Price
Several key elements dictate the base cost of a double wide:
- Size: Larger square footage naturally translates to a higher price. Double wides come in various lengths and widths, impacting the total living space.
- Features and Finishes: Upgraded appliances, premium flooring, customized cabinetry, and other luxury features significantly increase the cost. Opting for standard finishes will lower the base price.
- Manufacturer Reputation: Established and well-regarded manufacturers often command higher prices due to perceived quality and build standards.
- Location: Geographical location affects material and labor costs, influencing the final price.
- Customization: Requesting modifications to the standard floor plan or adding custom features inevitably adds to the base cost.
Beyond the Base Price: The Hidden Costs
While the base price is a starting point, the total cost of owning a double wide encompasses numerous additional expenses often overlooked by first-time buyers. Failing to account for these hidden costs can lead to significant budget overruns.
Land Acquisition
Securing land is often the most significant expense. Prices vary dramatically based on location, size, zoning regulations, and accessibility. Whether you choose to purchase land outright or lease a lot in a manufactured home community, it’s crucial to factor in associated costs like property taxes, homeowners association (HOA) fees, and land improvements.
Site Preparation
Preparing the land for your double wide is essential. This involves clearing vegetation, grading the land to ensure proper drainage, and establishing a foundation. Foundation options include concrete slabs, piers, or basements, each with varying costs.
Transportation and Installation
Transporting the double wide from the manufacturer to your property requires specialized equipment and permits. Installation involves connecting utilities (water, sewer, electricity), leveling the home, and securing it to the foundation. These services are typically performed by licensed professionals and represent a significant portion of the overall cost.
Permits and Inspections
Local building codes require permits for installation and inspections to ensure compliance with safety standards. Permit fees and inspection costs vary by municipality.
Utility Hookups
Connecting the double wide to essential utilities like water, sewer, electricity, and gas (if applicable) incurs costs for running lines, installing meters, and connecting to existing infrastructure.
Landscaping and Exterior Improvements
While not always mandatory, landscaping and exterior improvements enhance the aesthetic appeal and functionality of your property. This includes planting trees, installing walkways, building decks or patios, and constructing outbuildings.
Furnishings and Appliances
While the base price usually includes basic appliances, you’ll need to furnish the entire home. This includes furniture, window coverings, décor, and potentially upgraded appliances.
Financing Your Double Wide
Financing options for double wides differ from traditional mortgages for site-built homes. Understanding these differences is crucial for securing the most favorable loan terms.
Types of Loans
- Chattel Loans: These loans are specifically designed for manufactured homes and are typically shorter-term with higher interest rates than traditional mortgages.
- FHA Loans: The Federal Housing Administration (FHA) offers loans for manufactured homes that meet certain eligibility requirements. These loans often have lower down payment requirements.
- VA Loans: Veterans Affairs (VA) loans are available to eligible veterans for purchasing manufactured homes.
- Conventional Mortgages: If the double wide is permanently affixed to land owned by the buyer and meets specific criteria, it may qualify for a conventional mortgage.
Factors Affecting Loan Approval
Credit score, debt-to-income ratio, down payment, and the age and condition of the double wide all influence loan approval and interest rates.
Frequently Asked Questions (FAQs)
1. What is the difference between a double wide and a manufactured home?
A double wide is a type of manufactured home. Manufactured homes are built in a factory and transported to their final location. Double wides are simply two sections of a manufactured home joined together on site.
2. Can I put a double wide on any piece of land?
No. Zoning regulations often dictate where manufactured homes can be placed. Contact your local zoning department to determine if your land is suitable. Restrictive covenants within specific neighborhoods might also prohibit manufactured homes.
3. Is a double wide considered real property?
Yes, if it’s permanently affixed to land you own, meeting specific state and local regulations. This usually involves removing the axles and tongue, placing the home on a permanent foundation, and recording the property with the local government.
4. What is the lifespan of a double wide trailer?
With proper maintenance, a double wide can last for 30-50 years or more. Regular inspections, prompt repairs, and preventive maintenance are crucial for extending its lifespan.
5. How does the quality of a double wide compare to a site-built home?
Modern manufactured homes are built to rigorous standards, often comparable to site-built homes. However, quality varies between manufacturers. Research and choose a reputable manufacturer with a proven track record.
6. What are the advantages of buying a double wide?
The primary advantage is affordability. Double wides are typically less expensive than site-built homes, allowing for homeownership at a lower price point. They can also be quicker to build and install.
7. What are the disadvantages of buying a double wide?
Financing options can be limited, and resale value may not appreciate as much as site-built homes. Perceived stigma associated with manufactured housing can also be a factor.
8. How do I choose the right manufacturer for my double wide?
Research thoroughly, read reviews, visit model homes, and talk to existing owners. Look for manufacturers with strong reputations for quality construction, customer service, and warranty support.
9. What should I look for during a pre-purchase inspection of a double wide?
Focus on structural integrity, including the foundation, walls, and roof. Inspect the plumbing, electrical, and HVAC systems. Look for signs of water damage, mold, or pests. Hire a qualified home inspector specializing in manufactured homes.
10. Can I customize my double wide?
Yes, most manufacturers offer customization options, allowing you to choose floor plans, finishes, and features that suit your needs and preferences. However, customization increases the cost.
11. What is a HUD code, and why is it important?
The HUD code (Housing and Urban Development code) sets minimum construction and safety standards for manufactured homes built in the United States. Ensuring a double wide meets HUD code guarantees a certain level of quality and safety.
12. How can I save money on a double wide?
Consider buying a pre-owned model, opting for standard finishes, and carefully comparing prices from different manufacturers. Negotiating with the retailer and obtaining multiple financing quotes can also lead to savings.