When deciding between single wide modular homes, double wides, or other manufactured options, understanding their differences is crucial. Here’s a clear breakdown to help you make an informed choice.
Width & Transport Rules
- Single wide homes typically measure 14 to 18 feet wide and up to 90 feet long. Their narrower size allows for easier transport on highways without special permits in many states.
- Double wide homes are wider, usually 20 to 32 feet, and made of two units joined together on-site. They often require special transport permits due to their width.
- Manufactured homes refer broadly to factory-built homes but can vary in width and structure, often built on steel chassis for mobility.
Construction Standards: Modular vs Manufactured
- Single wide modular homes are built to site-built building codes, meaning they meet the same construction standards as traditional houses. This ensures higher durability and strict quality control.
- Manufactured homes follow the HUD Code, a federal standard less rigorous than local building codes. These homes have steel frames and are often less customizable.
- Because modular homes comply with local codes, they often qualify for better financing options and insurance rates compared to manufactured homes.
Resale Value and Financing Differences
- Modular single wides usually have higher resale value, thanks to their compliance with local building codes and permanence on foundations.
- Manufactured single wides may depreciate in value similarly to vehicles, especially if not permanently sited.
- Financing varies widely:
- Modular homes often qualify for traditional mortgages (FHA, VA, USDA) because of their classification as real property.
- Manufactured homes might require chattel loans, which typically have higher interest rates and shorter terms.
- When considering resale and financing, modular single wide homes generally offer better long-term investment potential and flexibility.
Choosing between single wide, double wide, or manufactured homes depends largely on your budget, zoning restrictions, and long-term plans. Single wide modular homes combine affordability with quality, making them a smart choice in many areas today.
Average Cost of Single Wide Modular Homes in 2025
When budgeting for a single wide modular home in 2025, expect a base price range between $60,000 and $120,000. This range varies mainly due to home size, regional differences, and customization options.
What’s Included in the Cost?
Here’s a quick breakdown of what usually goes into the final price:
- Base home: The shell and basic interior, including standard layouts and finishes.
- Delivery fees: Transporting the home from the factory to your lot.
- Setup and installation: Placing the home on its foundation, connecting utilities, and securing it.
- Foundation costs: Whether pier & beam or slab foundations, these vary by location and soil type.
- Permits and inspections: Local government fees that can add up depending on your county or city.
- Utility hookups: Water, electricity, sewer, and sometimes gas connections.
Regional Price Differences
Prices differ quite a bit depending on where you’re buying:
- Texas (TX): Generally more affordable with lots of modular-friendly land; expect prices closer to the bottom end of the range.
- North Carolina (NC): Moderate pricing but higher permit fees can add to the cost.
- Florida (FL): Higher due to hurricane-resistant upgrades and stricter codes.
- California (CA): Among the most expensive, factoring in seismic standards and high permit costs.
What Affects the Final Price?
Several factors can push the price up or down from the base range:
- Size and square footage: Larger single wides or those with extra rooms cost more.
- Customization: Upgrades like smart home tech, premium materials, or porches add to costs.
- Foundation type: Full basements or advanced foundation systems increase expenses.
- Local zoning and building codes: Stricter rules usually mean higher construction and permit costs.
- Delivery distance: Farther locations increase transport fees.
Bottom line: A standard single wide modular home will start around $60K, but smart buyers expect total costs — including delivery and setup — to commonly approach or exceed $100K, particularly in high-demand regions.
Pros and Cons of Single Wide Modular Homes
When considering single wide modular homes, it’s important to weigh the advantages and disadvantages to see if this home type fits your needs.
Advantages of Single Wide Modular Homes
- Affordability: Single wides generally cost less than double wides and site-built homes. With base prices often ranging from $60,000 to $120,000 depending on size and location, they offer a cost-effective way to own a home.
- Quick Build Time: Most single wide modular homes are built in a factory within 4–12 weeks, much faster than traditional homes that can take 9–18 months.
- Energy Efficiency: Modern single wides often come with energy-efficient features, including better insulation (higher R-values), ENERGY STAR appliances, and options for solar-ready roofs and high-efficiency HVAC systems.
- Modern Designs: Today’s modular homes are not your typical boxy layouts. They feature open floor plans, stylish interiors, and exterior customization options that meet modern tastes.
- Lower Maintenance Costs: Because these homes are built in controlled environments, materials generally avoid weather exposure during construction, leading to fewer construction defects and potentially lower upkeep over time.
Disadvantages of Single Wide Modular Homes
- Narrower Layout: The typical width of a single wide home is about 14 to 18 feet, which can lead to a less spacious feel compared to double wide modular homes or stick-built houses. This limits room sizes and storage options.
- Lower Resale Value in Some Markets: Resale prices for single wides can be lower than double wides or traditional homes, especially in areas where larger homes are more desirable or zoning is restricted.
- Zoning Restrictions: Not all areas allow single wide modular homes. Some local regulations or HOAs have minimum size or foundation requirements, which can limit placement options.
- Transport and Setup Limits: Because they must be transported on roads, width and length restrictions can influence design and may add to setup costs.
- Limited Customization: While customization options have improved, single wide homes generally offer fewer floor plan variations compared to larger modular homes or built-on-site homes.
If you want to explore affordable single wide models that still have plenty of style and options, Shanghehouse offers a great range of premium yet affordable single wide modular homes made in China, ready for the U.S. market.
single wide modular homes are a practical, affordable option for many buyers, especially where space and budget are key. But it’s essential to consider layout limits and local rules before buying.
Top Single Wide Modular Home Manufacturers in 2025
When it comes to choosing the best single wide modular home manufacturers, you want a company known for quality, affordability, and customization options. Here’s a quick rundown of top players you should consider in 2025:
1. Clayton Homes
One of the biggest names in modular homes, Clayton offers widespread availability and solid customer service. Their single wide models focus on energy efficiency and modern designs, making them a popular choice nationwide.
2. Champion Homes
Champion stands out for their affordable pricing and variety of floor plans. They provide flexible build options and good warranty coverage, ideal if you want a reliable single wide modular home without breaking the bank.
3. Deer Valley Homes
Known for high-quality construction and attention to detail, Deer Valley leans toward the premium end of the market. Their homes feature more upscale finishes and customization choices, perfect if you want your single wide home to feel like custom-built.
4. Fleetwood Homes
Fleetwood has a strong reputation for durability and innovation, offering several energy-efficient packages. Their modular homes are built with long-term value in mind, which helps with resale down the line.
5. Shanghehouse
A premium yet affordable Chinese exporter of single wide modular homes, Shanghehouse is gaining traction for combining quality craftsmanship with competitive pricing. They offer a great balance of modern design, customization, and quick delivery times, making them a smart choice if you’re looking for something different—and cost-effective.
Why these manufacturers matter:
- Quality: All these brands follow strict construction standards, often modular and site-built codes.
- Customization: Options vary widely but expect styles from modern to traditional, with energy upgrades available.
- Resale & Financing: Recognized manufacturers usually help with better financing rates and have stronger resale value in most U.S. markets.
Choosing from this list can help you find the right fit for your budget, location, and style when buying a single wide modular home in 2025.
Most Popular Single Wide Modular Home Floor Plans
When it comes to single wide modular home floor plans, two main layouts stand out as favorites among buyers in the U.S.:
2-Bedroom Floor Plans (≈800–1,000 sq ft)
- Ideal for small families, couples, or retirees looking for a cozy, efficient living space.
- Typically includes 1 to 2 bathrooms, a compact kitchen, and a living area.
- Great if you’re prioritizing affordability and faster build times without sacrificing key comforts.
3-Bedroom Floor Plans (1,000–1,400 sq ft) – The Most Requested
- Provides more space for growing families or roommates, offering flexibility in room use (bedroom, office, or hobby space).
- Usually comes with 2 bathrooms, a larger kitchen, and often an open-concept living/dining area.
- These plans balance space and cost, making them the top pick for many homebuyers wanting modern living in a single wide modular home.
Popular Features in Single Wide Modular Homes
- Open-concept layouts that maximize the feel of space despite the narrower width.
- Two-bathroom setups for convenience—especially popular in the 3-bedroom designs.
- Front porches or small decks add curb appeal and outdoor living options, often customizable.
Visual Examples and Floor Plan Embeds
(Insert visual links or image embeds here for 2-bedroom and 3-bedroom layouts, showing open floor plans with porch options and two bathrooms.)
These layouts address most buyers’ needs while keeping within the typical size limits of single wide modular homes. When choosing your plan, consider how you’ll use your space daily and which features matter most for your lifestyle and budget.
Customization Options for Single Wide Modular Homes in 2025
When choosing a single wide modular home, personalization is a big plus in 2025. Builders now offer a range of customization choices that let you tailor your home’s look and feel, inside and out, without breaking the bank.
Exterior Customization
- Siding Options: Vinyl, fiber cement, wood-look, and even metal siding are common. You can pick colors and textures to match your local style or personal taste.
- Roofing Choices: Asphalt shingles remain popular, but many now offer metal roofs or energy-efficient cool roofs for better durability and savings on cooling costs.
- Porch and Deck Packages: Add function and curb appeal with front or back porches, decks, and even wheelchair-accessible ramps designed to blend seamlessly with the home.
Interior Styles
- Farmhouse: Warm wood tones, shiplap walls, and classic fixtures.
- Modern: Open layouts, clean lines, and neutral palettes.
- Traditional: Cozy, timeless features like crown molding and wood cabinetry.
Most manufacturers allow you to mix and match elements across styles to truly make the space your own.
Smart Home & Energy Upgrades
Energy efficiency continues to be a priority, with several upgrades available:
| Upgrade Type | Benefits |
|---|---|
| Smart Thermostats | Better HVAC control, energy savings |
| LED Lighting Packages | Lower energy use, long-lasting bulbs |
| Solar-Ready Roofs | Prepped for easy solar panel installation |
| Enhanced Insulation | Higher R-values for year-round comfort |
| High-SEER HVAC Systems | More efficient heating and cooling |
You can also include smart security systems, automated lighting, and other IoT features common in new builds today.
For a closer look at affordable, customizable single wide modular homes, check out this single wide mobile home buyer guide featuring premium options like Shanghehouse’s models—a great balance of style, cost, and innovation.
Energy Efficiency & Sustainable Features in Single Wide Modular Homes
When shopping for single wide modular homes, energy efficiency and sustainability are key factors that save you money and reduce environmental impact over time. Here’s what you need to know about the latest energy smart features in 2025 models:
Standard Insulation & R-Values
Most single wide modular homes come equipped with enhanced insulation that meets or exceeds regional energy codes. Typical R-values (which measure insulation’s resistance to heat flow) include:
| Area | Typical R-Value Range |
|---|---|
| Walls | R-13 to R-19 |
| Roof/Ceiling | R-30 to R-49 |
| Floors | R-19 to R-30 |
These values help keep homes warmer in winter and cooler in summer, reducing HVAC energy use.
ENERGY STAR® & High-Efficiency Appliances
Many single wide modular homes offer ENERGY STAR certified windows, doors, and appliances. This means you’ll get:
- Lower utility bills
- Improved indoor comfort
- Reduced carbon footprint
High-efficiency HVAC systems with high SEER ratings (14 to 20+) ensure your heating and cooling uses less energy without sacrificing performance.
Solar-Ready Roofs & Renewable Options
A growing number of builders now include solar-ready roofing panels or integrated setups. Solar panels can be added easily, helping you:
- Offset electric costs
- Increase home value
- Move toward net-zero energy use
Some models are net-zero capable, meaning your home can generate as much energy as it consumes with the right solar and battery setup.
LED Lighting & Smart Energy Controls
Modern single wide modular homes come with LED lighting standard, slashing electricity use compared to bulbs that were common years ago. Plus, smart thermostats and energy management systems allow you to:
- Monitor and adjust energy use remotely
- Optimize heating/cooling schedules
- Save more on monthly bills
Choosing a single wide modular home with these energy-efficient and sustainable features ensures you get a comfortable living space that’s kind to your wallet and the planet. For options that balance affordability with top-tier energy savings, check out trusted names like shanghehouse offering innovative solutions curated for 2025 buyers.
How Long Does It Take to Get a Single Wide Modular Home?
If you’re wondering about the timeline for a single wide modular home, it’s one of the biggest perks compared to site-built homes. Generally, here’s what to expect:
- Factory Build Time: Around 3 to 6 weeks. The home’s components get built indoors, shielded from weather delays, speeding up the process.
- Delivery and Setup: Usually takes 1 to 3 weeks depending on your location, foundation type, and any zoning inspections.
- Total Timeline: You’re looking at roughly 6 to 14 weeks from order to move-in-ready. This is significantly faster than the 9 to 18 months it often takes to build a traditional home on site.
This faster turnaround suits buyers who want to move quickly or beat rising construction costs without sacrificing quality. Keep in mind, weather and permitting can still influence delivery times in some areas.
In short, choosing a single wide modular home means a streamlined, efficient build process backed by factory precision and fewer surprises compared to typical site-built homes.
Financing Options for Single Wide Modular Homes
When it comes to financing single wide modular homes, understanding your options is key. These homes fall in a unique category that affects how lenders view loans.
Chattel Loans vs Conventional Mortgages
| Loan Type | What It Is | Pros | Cons |
|---|---|---|---|
| Chattel Loan | Personal property loan (not tied to land) | Easier qualification, shorter terms | Higher interest rates, shorter repayment |
| Conventional Mortgage | Standard home loan secured by land | Lower interest rates, longer terms | Requires permanent foundation and land ownership |
- Chattel loans are common if you’re buying a single wide modular home without owning land yet or if the home is on a non-permanent foundation.
- If your home is placed on a permanent foundation, you may qualify for a conventional mortgage, similar to site-built homes, which often saves money over the life of the loan.
FHA, VA, USDA Loan Eligibility
If your single wide modular home is set on a permanent foundation, federal-backed loans become available:
- FHA loans: Widely available for modular homes with permanent foundations; good for buyers with lower credit scores.
- VA loans: Available for veterans; can cover single wides if all VA property standards are met.
- USDA loans: For rural property buyers; eligible homes must meet quality standards and be in approved zones.
Best Lenders for Single Wide Modular Homes in 2025
Many national and regional lenders now focus on modular home financing. Some top choices include:
- 21st Mortgage Corporation: Specializes in manufactured and modular home loans, offers chattel and land-home packages.
- Vandermark Mortgage: Known for competitive rates on conventional modular loans.
- Fannie Mae-approved lenders: Often finance modular homes on permanent foundations under standard mortgage terms.
- Local credit unions and banks: Can offer personalized service and community-focused programs.
Quick Tips for Financing Success
- Confirm foundation type: Permanent foundations qualify for lower-rate mortgages.
- Check zoning: Lenders want compliance with local land rules.
- Improve credit score: Higher scores unlock better loan terms.
- Gather documents: Income proof, home specs, and land deeds speed up approval.
Understanding these options helps you finance your single wide modular home smartly and avoid surprises down the road.
Can You Move a Single Wide Modular Home Later?
Yes, you can move a single wide modular home, but it’s important to understand it’s not a simple or cheap process. Unlike manufactured homes designed specifically for transport, modular homes are built to site-built codes, which makes moving them later a challenge.
Why Moving a Single Wide Modular Home Is Rare
- Costly logistics: Moving a modular home typically requires hiring a professional house mover, obtaining permits, possibly disconnecting and reconnecting utilities, and sometimes modifying the home structure for transport.
- Narrow transport rules: Single wides are usually narrow enough for transport without special permits, but moving them still demands careful planning, especially over long distances or rough terrain.
- Risk of damage: The risk of damage during transport is higher for modular homes since they’re assembled in sections and joined on-site. Moving can affect strong bonds and finishes.
- Limited resale impact: Since moving is expensive, it’s rarely cost-effective. Most owners prefer to sell the home ‘as-is’ on its current lot rather than moving it.
What You Should Know Before Moving
- Foundation matters: If your single wide modular home is on a permanent foundation (like a slab or basement), moving it means expensive foundation removal and site prep at the new location.
- Regulations vary: State and local zoning codes often limit moving modular homes, especially into established neighborhoods or certain zoning districts.
- Insurance and financing: Some lenders and insurers view moved modular homes as higher risk, which can affect financing or insurance eligibility.
Bottom Line
Moving a single wide modular home is possible but costly and complicated. It’s not common in the US market because the expenses usually outweigh the benefits. If you expect to move your home, consider a manufactured home designed with moving in mind instead.
By knowing these realities upfront, you can plan better for your single wide modular home investment in 2025 and beyond.
Maintenance & Longevity Tips for Single Wide Modular Homes
Owning a single wide modular home means keeping up with regular maintenance to ensure it lasts decades—typically 50 to 70+ years with proper care. Here’s a straightforward annual checklist and key tips to help you protect your investment and maintain comfort.
Annual Maintenance Checklist
- Inspect the roof and siding: Look for damage, leaks, or wear—especially after storms. Repair or replace damaged shingles or siding promptly to avoid water damage.
- Check the foundation and skirting: Ensure the pier & beam foundation or other supports are stable. Fix gaps or damage in the skirting to prevent pests and moisture issues.
- Clean gutters and downspouts: Clear debris to avoid water pooling around your home’s base, which can lead to foundation problems.
- Test HVAC systems: Schedule a professional tune-up for your heating and cooling units to keep energy efficiency high.
- Seal windows and doors: Check seals and caulking to prevent drafts and improve insulation.
- Inspect plumbing and electrical systems: Look for leaks, corrosion, or worn wiring to avoid bigger repairs later.
- Maintain flooring and walls: Address any moisture damage, cracks, or wear promptly to preserve interior condition.
Longevity Tips for Lasting Value
- Keep up with paint and finishes: Regularly repaint or stain exterior surfaces to protect against sun, rain, and wind damage.
- Control moisture around the home: Use proper drainage and ventilation to avoid mold and structural issues.
- Stay on top of pest control: Termites and rodents can cause serious damage; conduct inspections and treatments if needed.
- Update insulation and energy systems: Over time, upgrade insulation or HVAC components to keep energy costs low and comfort high.
- Follow manufacturer guidelines: Always check your homebuilder’s recommended maintenance tips for specific materials and systems.
Proper care of your single wide modular home not only extends its useful life but also helps maintain resale value and energy efficiency. Investing a little time each year can save thousands in repairs down the road, making your home comfortable and durable for decades.
For more tips and info on maintaining your modular home, check out our detailed guides on single wide mobile homes buyer advice.
Zoning and Land Requirements for Single Wide Modular Homes
When buying a single wide modular home, knowing your zoning and land rules is a must. Each state and county has specific restrictions that can impact where and how you place your home.
Common Zoning Restrictions
- Residential zoning: Most areas require single wides to be placed in zones allowing manufactured or modular homes. Urban or suburban neighborhoods may have stricter rules.
- Minimum lot sizes: Some counties require a minimum lot size, often ranging from 5,000 to 20,000 sq ft.
- Setback requirements: Rules on how far your home must be from property lines, roads, and other structures.
- Use restrictions: Some places ban single wide modular homes entirely or limit them to specific neighborhoods or parks.
- Homeowners association (HOA) rules: Check if your desired community has HOA rules that could restrict modular homes.
Foundation Types & Land Prep
Choosing the right foundation depends on local codes and your land.
| Foundation Type | Description | Best For | Cost Range |
|---|---|---|---|
| Pier & Beam | Elevated on concrete piers, easy access underneath | Flood zones, uneven terrain | $5,000 – $15,000 |
| Full Basement | Deep excavation, full underground foundation | Cold climates, extra storage | $20,000 – $40,000+ |
| Slab Foundation | Concrete slab poured level | Flat lots, warm climates | $7,000 – $20,000 |
- Pier & beam foundations are common for single wides due to ease of setup and cost-effectiveness.
- Basements add value and living space but cost more and require suitable soil conditions.
- Check if your land requires grading or special preparation.
Things to Check Before Buying
- Verify local zoning laws with your city or county planning office.
- Confirm if you need special permits for a single wide modular home.
- Understand whether your land supports your preferred foundation.
- Consider utility hookups (water, sewer, electricity) access and regulations.
Bottom line: Zoning and land requirements vary widely. Do your homework early to avoid costly delays or surprises when siting your single wide modular home.
Final Buying Checklist for Single Wide Modular Homes
Before you sign on the dotted line for your single wide modular home, use this 10-step checklist to make sure you’re making the right move. Covering everything from financing to zoning, this checklist helps you avoid surprises and get the best value.
1. Confirm Your Budget and Financing
- Know your total budget including home cost, delivery, setup, permits, and utilities
- Check financing options: chattel loan vs conventional mortgage
- Verify eligibility for FHA, VA, or USDA loans if applicable
2. Understand Zoning and Land Requirements
- Confirm the land is zoned for modular or manufactured homes
- Check any local restrictions on size, style, or foundation type (pier & beam vs full basement)
- Ensure access to utilities (water, electric, sewer) at your site
3. Verify Construction Standards and Codes
- Confirm the home meets modular home construction standards (comparable to site-built homes)
- Ask for inspection reports or certifications
4. Review the Floor Plan and Design
- Choose a floor plan that fits your lifestyle (2-bedroom, 3-bedroom, open concept)
- Look at customization options for interior and exterior finishes
- Consider features like porches, decks, or smart home upgrades
5. Clarify Delivery and Setup Details
- Know the delivery timeline and process (3–6 weeks factory, 1–3 weeks delivery/setup)
- Confirm who handles site prep, foundation work, and setup
- Ask about any delays or additional fees during transport
6. Confirm Warranties and After-Sale Support
- Get details on the manufacturer’s warranty and what it covers
- Ensure you have access to customer support and maintenance services
7. Check for Energy Efficiency and Sustainability Features
- Ask about standard R-values and ENERGY STAR options
- Consider solar-ready roofs, LED lighting, and HVAC upgrades if important to you
8. Understand Resale Value Potential
- Research resale trends in your area for single wide modular homes
- Know that some markets may have lower resale values compared to double wides or site-built homes
9. Inspect the Site and Foundation Requirements
- Confirm the foundation type matches local codes and home design
- Make sure site access supports delivery of a single wide modular home
10. Read and Understand the Sales Contract Thoroughly
- Review all fees, timelines, cancellation policies, and responsibilities
- Clarify any terms about upgrades, change orders, or unexpected costs
Taking the time with this checklist helps you avoid common pitfalls and ensures your single wide modular home purchase goes smoothly. It’s all about being prepared, informed, and confident in your decision
