Housing affordability pressures have spread well beyond the traditional single-family market. Even manufactured homes — long associated with lower price points — have seen rapid cost increases, placing additional strain on borrowers least equipped to absorb higher payments.
An estimated 20 million Americans live in manufactured homes, also known as mobile homes, representing approximately 7% of the population. By comparison, about 85 million American households, or roughly two-thirds of all households, live in detached single-family homes. The rapid increases in homeownership costs for traditional homes and homeowners has been well documented, but those in manufactured homes are facing a crisis of their own.
The average cost of single manufactured home — as opposed to double units or double-wides, as they’re sometimes called — has increased by 66% in the past five years, according to Federal Reserve data. Compare that with the average cost of a single-family home, which is up by 38% in that same period. Double home costs are up more than 44% in that same time period.
Strategic Insights
- Some credit union lenders say the costs are rising in part because of better amenities in the homes, including more durable exteriors, nicer kitchens and baths, and more. Loan structures and development policies also play a role.
- The manufactured home itself isn’t the full story. Homeowners also need a place to set those units and typically opt to rent lot space in a mobile home park. A September 2025 NPR report says lot rental costs have risen roughly 45% in the past decade.
- Manufactured homes also tend to carry higher insurance premiums because they present a higher risk and can be costly to repair or replace. Those costs might also vary depending on if, or how, the property is secured, including whether it sits on bricks, a traditional foundation, or something else.
- Costs for manufactured housing continue to rise in lockstep with single-family homes despite a shorter projected lifespan. They average 30 to 55 years; however, they can last much longer depending on the quality of the materials used in construction and if they are set on a permanent foundation. A traditional single-family home typically lasts 50 years but also can serve homeowners much longer.
- Of note, although the cost of manufactured homes are rising at rates that exceed those of single-family homes, single-family homes are still much more expensive in absolute dollar amount than manufactured homes.
