How Much Does a Mobile Home Cost by Type in Phoenix, AZ (2025 Guide)

Single-wide homes typically range from $30,000 to $150,000, ideal for compact living or park placement. Furthermore, double-wide units offer more space and cost between $90,000 and $200,000, with customization options affecting price. Moreover, triple-wide and multi-section homes provide 1,600–3,000+ sq ft of living space, starting around $150,000 and exceeding $300,000 when fully installed. Mobile home costs vary widely based on type, size, and location, making it essential to understand your options before buying.

When considering housing options in Phoenix, Arizona, many buyers and retirees look to mobile homes as an affordable alternative to traditional single-family houses. That’s why so many start by speaking with expert mobile home contractors to understand the full process, from purchase costs to site preparation and local permit needs.

Phoenix stands out as a unique market. Unlike many other major cities, it offers a broad spectrum of manufactured and mobile homes, ranging from modest older trailers to modern double-wides set on private lots. These homes provide flexible options for people seeking cost-effective living in a thriving metro area.

Typical Average Costs of a Mobile Home in Phoenix

The average price of a mobile home in Phoenix varies significantly depending on the type, location, and land arrangement. For example:

• A single-wide mobile home in a leased land community typically ranges from $35,000 to $55,000, especially if it is more than 15 years old or located in a park with higher lot rents.
• A double-wide mobile home on leased land usually sells for $50,000 to $80,000, depending on upgrades and the amenities offered by the community.
• A mobile home situated on privately owned land often commands a premium, with typical prices falling between $90,000 and $160,000. These properties allow owners to avoid monthly lot rent fees and can include larger parcels of land.

According to recent data from Zillow and Realtor.com, the median listing price for mobile homes across the greater Phoenix area floats around $72,000, though this figure changes rapidly with market demand and seasonal shifts. For the latest listings and breakdowns by Phoenix ZIP codes, you can view Zillow’s manufactured home listings in Phoenix.

How much is the Cost of Single-Wide Mobile Homes in Phoenix?

Single-wide mobile homes in Phoenix typically cost between $30,000 and $150,000. In this case, new models average $100,000–$130,000, depending on features and upgrades. Otherwise, used units range from $10,000 to $90,000, based on age, size, and location. Moreover, park-placed homes may fall between $50,000 and $160,000.

In the Phoenix area:

New single-wides (600–1,300 sq ft):

• Average cost: $100,000 – $130,000
• Nationwide data and Arizona-specific reports align around $102,865 (2021 data) to $130,000+ levels.

Used or resale single-wides:

• Generally priced between $20,000 and $90,000, depending on age, condition, and community location.
• Some listings are as low as $10,000–$60,000 in older or park-leased units.

Park-placed single-wides (leased lots):

• Examples on platforms like Zillow and Redfin show prices from $50,000 to $160,000 for 2‑3 bedroom units in gated or amenity-rich communities.

New manufacturer ranges:

• Dealers such as Homes Direct and Champion Arizona list new 2‑bedroom single-wides between $30,000 and $150,000, depending on model and upgrades.

These units are easier to transport and install, requiring a smaller footprint. However, they may depreciate faster, especially if not permanently affixed to a foundation.

How much is the Cost of Double-Wide Mobile Homes in Phoenix?

Double-wide mobile homes in Phoenix typically cost between $90,000 and $200,000. In this case, new models average $120,000–$180,000, depending on size and upgrades. On the other hand, used units range from $60,000 to $140,000, with pricing influenced by condition and location. Homes in mobile parks may vary more based on amenities and lease terms.

In the Phoenix metro area: Let see the cost breakdown in Phoenix, Az area.

New Double-Wide Homes

New double-wide models typically cost between $120,000 and $200,000. This price often includes standard features, but upgraded finishes, energy-efficient systems, or larger layouts (1,500–2,000+ sq ft) can push costs higher. Homes purchased directly from dealers may start closer to $90,000 before add-ons and delivery.

Used or Pre-Owned Double-Wides

Used double-wide homes in Phoenix range from $60,000 to $140,000, depending on age, condition, and whether they’re located in a mobile home park or on private land. Older units may be more affordable but could require updates or compliance retrofits.

Park-Placed vs. Private Land

• In parks: Prices may appear lower because the land is leased. Expect $90,000–$160,000 in established Phoenix-area communities.
• On private land: Buyers must factor in additional costs such as foundation work, tie-downs, skirting, permits, and utilities, which can add $10,000–$30,000 or more.

Additional Costs

• Permits & installation: $1,000–$2,500 depending on zoning and scope
• Site prep (grading, foundation): $5,000–$20,000+
• Utility hookups: $2,000–$10,000
• Skirting, decks, awnings: $2,000–$15,000 depending on materials and size

Key features that impact price:

• Kitchen upgrades, vaulted ceilings, and solar-readiness
• Site preparation costs, such as grading, permits, and utility connections
• Whether land is leased or owned, which adds a separate cost layer

Double-wide homes are favored for permanent placement, often eligible for chattel loans or FHA-insured financing when affixed properly.

How much is the Triple-Wide and Multi-Section Mobile Homes?

Triple-wide and multi-section mobile homes in Phoenix typically cost between $150,000 and $250,000 for the base home. Luxury models with high-end finishes can reach $300,000–$340,000+. Total installed cost, including permits, site prep, and utilities, ranges from $200,000 to $350,000+. Prices vary by square footage, layout, customization, and land or park placement.

Base Home Cost (Factory-Direct)

• Entry-level triple-wide: Starts around $90,000 for basic models
• Mainstream new models: Typically $150,000 – $250,000, depending on size, layout, and standard finishes
• Luxury/custom triple-wides: Can reach $250,000 – $340,000+, especially for 2,500–3,000 sq ft high-end finishes

Local Phoenix Market – Arizona-Specific Prices

• Dealers like Cavco via Homes Direct list 3–4 bedroom, ~2,600–2,700 sq ft triple‑wides at $230,000 – $260,000.
• Factory Select and other Arizona dealers offer triple-wides in similar ranges, starting often near $200,000 and scaling up with options.

Additional Costs

• Transportation & Setup: $10,000–$30,000 depending on travel distance and complexity.
• Foundation & Site Prep: $5,000–$25,000
• Permits & Utility Hookups: $5,000–$15,000
• Upgrades (HVAC, decks, high-end finishes): $10,000–$50,000

How much is the Mobile Home Installation and Setup Costs?

Aside from the base price, the installation and site setup costs of a mobile or modular home can significantly affect the total investment. This is particularly true in Maricopa County, where permitting, transport, and utilities are often tightly regulated.

Typical setup costs in Phoenix include:

• Site preparation and grading: $5,000 to $12,000 depending on terrain
• Foundation and anchoring system: $8,000 to $18,000 (varies by size and code)
• Utility hookups (water, sewer, electric): $3,500 to $10,000
• Permits, inspections, and impact fees: $1,200 to $3,500
• Transport and delivery fees: $2,000 to $6,000, especially for double- or triple-wides

Many retailers offer turnkey installation packages, bundling home price, delivery, and site work into one mortgage-ready cost estimate. Always confirm whether setup costs are included in the sticker price or billed separately.

Key Factors Influencing Mobile Home Prices in Phoenix

Several elements contribute to the pricing of mobile homes in this region:

Land Ownership vs Land Lease

One of the most critical factors is whether the mobile home sits on leased land in a mobile home park or on land owned by the homeowner. Homes on leased land generally have a lower upfront cost but come with recurring lot rent, which in Phoenix averages between $450 to $700 per month depending on the location and amenities of the community. By contrast, owning both the home and the lot means avoiding monthly rent, although the purchase price is often substantially higher.

Community Amenities and Park Fees

Mobile home parks across Phoenix vary widely in what they offer. Gated 55+ communities, which are popular with retirees, often feature pools, clubhouses, golf proximity, and organized activities. These amenities drive up monthly fees and lot rents, indirectly affecting the resale value of homes within these parks.

Additionally, some parks include water, sewer, and trash services in the lot rent, making them attractive despite higher monthly costs. Buyers tend to weigh these long-term expenses against lower up-front home prices when deciding between different options.

Age and Condition of the Home

Older homes, especially those built before updated construction standards took hold in the 1990s, generally command lower prices. In Phoenix, a well-maintained 1980s single-wide might list for under $40,000, while a recently remodeled double-wide with energy-efficient features could exceed $85,000 even in a land-lease community.

Modern upgrades such as new HVAC systems, updated roofing, dual-pane windows, and renovated kitchens can sharply increase asking prices. Given the Arizona climate, buyers place a premium on features like new AC units and heat-resistant materials.

Exterior improvements like mobile home skirting installation also play a role, not only enhancing curb appeal but improving under-home ventilation and protecting against pests — all of which Phoenix buyers value highly.

Location Within the Phoenix Metro Area

Like traditional real estate, location within Phoenix plays a substantial role in mobile home costs. Homes located in Mesa and Chandler often list at slightly higher prices due to demand from seasonal residents. In contrast, parts of West Phoenix and Glendale may offer more affordable options with wider availability of older parks.

Access to freeways, shopping centers, and medical facilities also factors heavily into price calculations. A mobile home near Loop 101 or Interstate 17 may sell faster and at higher values due to commuter convenience.

Comparing Mobile Home Costs to Conventional Housing

For context, the median price of a traditional single-family home in Phoenix recently topped $440,000, according to data from the Arizona Regional Multiple Listing Service (ARMLS). This sharp contrast underscores why mobile homes remain a popular solution for retirees on fixed incomes and first-time buyers looking to establish roots without taking on a heavy mortgage.

While buyers of mobile homes in parks must still budget for lot rent and utilities, the overall monthly housing cost can be dramatically lower than a standard mortgage payment combined with property taxes on a conventional house.

Additional Cost Considerations

• Property Taxes: In Arizona, property taxes on mobile homes are generally lower than on site-built houses, especially if the home is assessed as personal property in a leased land park. If it’s on owned land, taxes align more closely with other residential lots.
• Insurance: Mobile home insurance policies typically cost less than standard homeowner policies but can vary widely based on age and structural upgrades.
• HOA or Park Rules: Some Phoenix communities impose strict regulations on maintenance and aesthetics, which can affect both costs and resale values.

Popular Areas for Mobile Homes in the Phoenix Metro

The Phoenix metro area spans a vast landscape that includes vibrant suburbs, older established neighborhoods, and rapidly growing outskirts. This diversity strongly influences mobile home pricing patterns, with each subregion offering different opportunities and challenges for prospective buyers.

Mesa and East Valley Preferences

Mesa, located east of central Phoenix, hosts some of the highest concentrations of mobile home parks in Arizona. These include a wide range of age-restricted 55+ communities, which are particularly attractive to retirees migrating from colder states. Many of these parks feature well-maintained streets, community centers, and organized social events. Because of these amenities, mobile homes in Mesa often list slightly higher than in the western parts of the metro, with typical double-wides in age-restricted parks selling for $70,000 to $90,000, excluding lot rent.

Additionally, the broader East Valley, including Chandler and Gilbert, tends to attract buyers seeking proximity to newer shopping centers, hospitals, and restaurants. Although mobile home options here are more limited than in Mesa, prices are often buoyed by overall higher land values.

West Phoenix and Glendale Affordability

On the western side, areas such as Glendale, Peoria, and Tolleson feature many older mobile home communities. These parks often offer more modest facilities, leading to generally lower lot rents. For buyers seeking entry-level pricing, it’s common to find single-wide homes listed from $32,000 to $48,000, with lot rents typically on the lower end of the metro average.

While these homes may lack some of the upscale amenities found in Mesa, they provide practical housing solutions close to downtown employment hubs and sports venues like State Farm Stadium.

Examples of Notable Phoenix Mobile Home Parks

To illustrate the diversity, here are examples of real communities across the metro:

• Palm Shadows in Glendale: A well-known family park with playgrounds and pools, featuring older homes often listed under $50,000. Lot rents here are competitive, helping keep monthly expenses manageable.
• Fountain of the Sun in Mesa: A large gated 55+ community offering golf, pickleball, and regular social gatherings. Double-wides in this park, often fully furnished for seasonal residents, frequently sell for $75,000 to $95,000.
• Casa del Sol in Peoria: Another popular age-restricted community with newer streets and clubhouses. Homes here command moderate premiums because of the community’s strong reputation for upkeep and activities.

What are the Impacts of Seasonal Demand on Prices?

A unique feature of the Phoenix mobile home market is the high seasonal demand driven by snowbirds—retirees from colder states like Minnesota, Wisconsin, and Michigan who spend winters in Arizona.

Between October and April, inventory tightens noticeably as seasonal residents scout for winter homes. Sellers often hold firm on prices during this period, and homes in popular parks can go under contract within days of listing.

By contrast, the summer months (June through September) typically see softer demand due to high temperatures and fewer out-of-state buyers actively shopping. Savvy local buyers sometimes leverage this to negotiate better deals or secure price reductions on homes that linger on the market.

How Local Buyers Shop for Mobile Homes in Phoenix?

Most buyers in Phoenix use popular real estate sites like Zillow, Realtor.com, and specialized platforms such as MHVillage, which exclusively lists manufactured and mobile homes. These platforms allow filtering by lot rent costs, age restrictions, and land ownership status, which are primary concerns for Arizona buyers.

Beyond online listings, many mobile home communities maintain their own sales offices with bulletin boards advertising resident-owned sales. Because these sales avoid third-party brokers, they can sometimes yield slightly better prices, but buyers must perform extra diligence on titles and park regulations.

Desirable Features That Command Higher Prices

Even within modest parks, certain property features consistently drive up prices. In Phoenix, these include:

• Central air conditioning units less than five years old, critical for summer comfort.
• New roofing with heat-reflective coatings, which cuts down utility bills and improves longevity.
• Covered carports and patios, providing essential shade.
• Updated plumbing and electrical systems, which reassure buyers of reduced maintenance issues.
• Desert-friendly landscaping with low-water designs, often a point of pride and a selling feature that aligns with local water conservation goals.

Homes with these updates can command premiums of $8,000 to $15,000 over similarly sized models lacking them.

The Role of Community Rules and Lot Rent Increases

Before buying, savvy shoppers pay close attention to park management practices and lease agreements. Many Phoenix-area parks include clauses that allow for annual lot rent increases, usually tied to inflation or capped by state statutes. Still, sudden increases can affect resale values and long-term affordability.

Parks that enforce strict rules on exterior appearances and yard maintenance can help preserve property values across the community, but they also come with obligations buyers must be prepared to meet. These can include requirements on paint colors, landscaping styles, and even the types of vehicles permitted.

Planning Financially for a Mobile Home Purchase in Phoenix

Buying a mobile home in Phoenix requires careful budgeting that goes beyond the initial sale price. Even though these homes offer a significantly lower entry point compared to traditional houses, buyers must prepare for several ongoing costs that shape long-term affordability.

Beyond the purchase price, savvy buyers budget for future site stability needs, sometimes proactively seeking quality mobile home leveling services to safeguard their investment against Phoenix’s shifting soils.

Lot Rent and Monthly Fees

For the majority of buyers purchasing in a land-lease community, lot rent is the largest ongoing expense. Across the Phoenix metro area, these fees generally range from $450 to $700 per month, though upscale communities with extensive amenities can exceed $800. Lot rent typically covers the land beneath your home, common area maintenance, and sometimes utilities like water or trash.

Prospective buyers should always request a full disclosure of lot rent escalation policies, since annual adjustments are common. Some parks tie increases to local inflation indices, while others specify fixed percentage hikes.

Utilities and Insurance Costs

Beyond lot rent, homeowners pay for their own electricity, gas, and internet services, which are substantial considerations given Arizona’s climate. Air conditioning represents a major utility cost during the long, hot summers, making modern, energy-efficient AC systems a key financial safeguard.

Insurance policies on mobile homes are usually less expensive than traditional homeowner policies, often running $300 to $600 annually, depending on the home’s age, upgrades, and location within the Valley.

Why Many Retirees and First-Time Buyers Favor Phoenix Mobile Homes

Even with these ongoing expenses, many buyers find that purchasing a mobile home in Phoenix offers a level of financial freedom they couldn’t achieve in other segments of the real estate market.

Accessible Entry Prices

With many homes still available under $70,000, mobile homes offer a realistic path to home ownership without large mortgages. This is especially attractive to retirees on fixed incomes or younger buyers wary of long-term debt.

Lower Tax Burdens

Arizona’s relatively modest property tax structure compounds the savings. Mobile homes located on leased land are often assessed differently from site-built houses, leading to smaller annual tax bills that free up cash for other priorities.

Investment Perspective: Do Mobile Homes in Phoenix Appreciate?

Unlike traditional single-family houses, mobile homes typically depreciate over time, much like vehicles. However, this general trend is more nuanced in Phoenix.

Because of the city’s rapid population growth and tight overall housing inventory, well-maintained mobile homes—especially in desirable parks—can hold value surprisingly well. In some cases, properties even experience modest appreciation if local demand outpaces available units, particularly in the 55+ segment where buyers prioritize lifestyle amenities.

Additionally, mobile homes on privately owned land are more likely to see land-driven appreciation, aligning more closely with the broader housing market. These hybrids of mobile construction on deeded lots present a compelling middle ground for buyers looking to balance cost with long-term stability.

Long-Term Ownership Considerations

To protect their investment, owners often focus on:

• Routine maintenance of HVAC systems, roofs, and plumbing to prevent costly repairs.
• Staying engaged with park management to understand rule changes and upcoming capital improvements, which can affect both living conditions and future resale value.
• Keeping detailed records of upgrades, which strengthen future asking prices when it’s time to sell.

Buyers planning to stay for more than 7–10 years often recoup a substantial portion of their initial investment through saved rent compared to apartment living, even if the structure itself depreciates. However, it’s also wise to weigh the costs of future fixes and upgrades — understanding when a project crosses the line from simple repairs into larger overhaul territory. Our comprehensive guide on mobile home repair vs replacement breaks down these tipping points, helping you budget smartly for the long haul.

Why Phoenix Continues to Be a Prime Destination for Mobile Home Living

Several key factors sustain Phoenix’s appeal for mobile home buyers:

• Warm climate year-round, which draws retirees from across the Midwest and Canada.
• Robust healthcare infrastructure and recreational amenities, critical for older adults prioritizing lifestyle and accessibility.
• Diverse community choices, ranging from quiet parks on the outskirts of Peoria to vibrant 55+ enclaves in Mesa with active social calendars.

Combined, these make Phoenix stand out nationally as a hotspot for affordable mobile home living.

Conclusion

The average cost of a mobile home in Phoenix, AZ remains one of the best values among large American cities. Even factoring in lot rents, insurance, and maintenance, monthly costs often undercut traditional mortgages by wide margins.

For many buyers, this means achieving home ownership in a popular Sun Belt city without sacrificing financial security. Whether you’re a retiree eager to escape harsh winters or a first-time homeowner searching for an attainable entry point, Phoenix’s thriving mobile home communities provide a proven solution.