How Much Does a Mobile Home Cost in Texas in 2026?
The sticker price is only part of it. Here's what goes into the total — and where buyers save most.
This is the first question almost everyone asks when they walk onto our lot on US-281 in San Antonio: how much does a mobile home cost in Texas? There's no single price, the same way there's no single price for a truck. A small single-wide set on land you already own is a very different number than a four-bedroom double-wide delivered to a rural lot two hours away. What we can do is show you every piece that adds up to the total and tell you which pieces move the most money.
What actually sets the price of a mobile home
Four things do most of the work: size, new or repo, how the home is built out, and where it's going.
Size is the biggest lever. A single-section home (what most people call a single-wide) has the smallest footprint and the lowest price. A double-section home is roughly twice the floor space, and the price follows. The U.S. Census Bureau tracks this in its Manufactured Housing Survey — the gap between single-section and double-section average prices is wide and consistent year after year.
New or repo is the lever buyers underestimate. A bank repo is a lender-owned home that was repossessed and is being resold, and many are close to new. Repos on our lot typically run 25–40% below retail for a comparable home — a bigger swing than any option package.
After that it's finishes — drywall instead of vinyl-over-gypsum walls, upgraded insulation, a bigger AC unit, appliances, a porch. And finally the site: a flat lot with power and water already at the pad costs far less to set up than raw land an hour outside town.
Single-wide, double-wide, or bank repo — how they compare
| Home type | Typical layout | Who it usually fits | Where it lands on price |
|---|---|---|---|
| New single-wide | 1–3 bedrooms, one long section | First-time buyers, couples, small families, tighter lots | Lowest entry point for a brand-new home |
| New double-wide | 3–5 bedrooms, two sections joined on site | Families who want a site-built feel and a real living room | Highest of the three, roughly double the floor space |
| Bank repo (single or double) | Whatever the original buyer ordered | Buyers who care most about the monthly payment | Usually 25–40% under retail for a comparable home |
The trade-off with a repo is selection — you take what's on the lot instead of picking a floor plan from a catalog. Inventory moves fast, so browse the mobile homes currently for sale and see what's available this week rather than shopping from a price chart.
The costs that aren't the home itself
This is where people get surprised. The price on the home isn't the price to be living in it, and every line item below depends on your lot.
| Cost item | What it covers | What moves the price |
|---|---|---|
| Delivery | Hauling the home from the lot or factory to your property | Distance, road access, low bridges, gates, tight turns |
| Set and level | Placing the home on piers, blocking, leveling, joining a double-wide | Single vs. double section, slope of the lot |
| Foundation / pad | Pad prep, piers, tie-downs and anchoring | Soil, grading, whether the pad already exists |
| Utility hookups | Water, sewer or septic, electric service | Whether utilities are already at the site; septic is the big one |
| Skirting and steps | Enclosing the base, stairs or porch at each door | Material choice and how high the home sits |
| Permits and title | State paperwork, installation permit, title transfer | Handled through the state — see below |
| Insurance and taxes | Homeowner coverage, property tax if on your land | County, value, coverage level |
Septic and site prep swing the widest. Family land with no well and no septic adds real money, and that money goes to a contractor, not to us. A park space with utilities already at the pad makes most of it disappear.
Get it quoted before you commit. Delivery and setup get priced during our free site inspection. A number quoted over the phone without seeing the property is a guess.
How much cash do you need up front?
Less than most people assume, and for some buyers close to nothing. Four common paths in Texas change the cash-at-closing number more than the home price does:
- Land-in-lieu. Own your land? A lender can use its appraised value in place of a cash down payment. That's how many of our buyers move in with little to nothing out of pocket.
- Land and home package. No land yet — land and home bundled into one loan.
- Chattel loan. For a park or community space you don't own. The loan is on the home itself: shorter terms, low entry cost.
- No-credit programs. Lenders who look at income and job history instead of a score.
The lender and your program set the down payment, not the dealer. We work with manufactured-home specialists like 21st Mortgage and Vanderbilt. The full breakdown is on our mobile home financing page, and applying is free with no obligation.
What decides your monthly payment
Four inputs: amount financed, rate, term, and whether taxes and insurance are folded in. Two buyers can buy the same double-wide and land hundreds apart every month — one owned land outright, the other took a chattel loan on a park space.
That's why we don't post payment estimates next to homes — a payment that assumes a down payment you don't have isn't useful. Tell us your situation and a lender comes back with a real number. Most renters we talk to are surprised how close their rent already is.
Permits, titling, and the state's role
Manufactured housing in Texas is regulated by the Texas Department of Housing and Community Affairs. Every home is titled through the state, and an installation permit gets filed when the home is set. Buying through a licensed retailer keeps that paperwork off your plate — we're license RBI 37928. Verify any Texas retailer's license through the TDHCA Manufactured Housing Division before you write anyone a check.
How to get a real number for your situation
Three steps, in this order:
- Pick the home type. Bedrooms you need, and whether a repo works for you — that sets the price band.
- Tell us where it's going. Area, land or park, utilities there or not — that prices delivery and setup.
- Get pre-qualified. Free, no obligation, and it turns a range into one monthly payment.
The how it works page walks through every step from application to move-in. Most buyers take 30 to 90 days. Repos already on the lot can move in 2 to 3 weeks.
FAQ
Is a mobile home cheaper than a house in Texas?
Per square foot, yes, by a wide margin — a manufactured home is built in a factory on a schedule, which strips out the labor and weather delays that drive site-built costs. The gap narrows once you add land, septic, and site work, which is why your lot matters as much as the home.
How much cheaper is a bank repo mobile home?
Repos on our lot typically run 25–40% below retail for a comparable home. Many are only a few years old. Every repo we list gets inspected before it goes on the lot, and titling is cleared before you sign.
Do I need a down payment to buy a mobile home in Texas?
Not always. If you already own land, land-in-lieu financing lets the lender use your land's appraised value in place of cash, and some buyers close with little to nothing out of pocket. Without land, expect the lender to ask for a down payment — the amount depends on the program and your credit and income.
Does the price include delivery and setup?
No. Delivery, set and level, foundation work, and utility hookups are quoted separately because they depend entirely on your lot. We do a free site inspection first and price it against what we actually see — distance, access, slope, and what utilities are already there.
Can I buy a mobile home in Texas with bad credit?
Yes. We work with lenders who specialize in manufactured homes and weigh steady income and job history heavily, not just a score. We've closed for buyers in the 500s and for buyers with no credit history at all. Applying is free and doesn't obligate you to anything.
See real prices on real homes
Price ranges only get you so far. Inventory changes weekly and the repos go fastest, so the quickest way to answer "what will this cost me?" is to see what's on the lot today and tell us where it's going.
Browse the current mobile homes for sale in San Antonio, or call and we'll walk through what fits your budget and your land.