The cost of a new mobile home in Phoenix, AZ typically ranges from $54,000 to $150,000 depending on size, model, and location. In contrast, the cost of a used mobile home can start as low as $10,000 and go up to $90,000, with pricing influenced by age, condition, included land, and upgrades.
New mobile home prices reflect homes that are newly built, never occupied, and often include basic features and appliances. These homes purchased directly from manufacturers or authorized dealers often come with warranties and the option for customization.
On the other hand, Used homes in Phoenix vary widely. Homes built in the 1980s or 1990s may require updates or repairs from an expert phoenix mobile home contractor but can be a more affordable option for buyers focused on lower upfront investment.
Key Factors That Influence Pricing in Phoenix: New vs Used Mobile Homes
There are multiple variables that affect the cost of both new and used mobile homes in Phoenix:
| Pricing Factor | New Mobile Homes | Used Mobile Homes |
| Purchase Price | $54,000 – $300,000+ depending on size and upgrades | $10,000 – $140,000 depending on condition and location |
| Financing Terms | Easier to qualify; FHA/VA/conventional mortgage eligible | Limited to chattel or personal loans with higher rates |
| Site Prep & Installation | High for land setup (foundation, utilities, permits) | Lower if already installed or in a mobile home park |
| Depreciation Curve | Steep first 5 years, then stabilizes | Already depreciated; holds value better if maintained |
| Insurance Premiums | Lower rates due to new systems and materials | Higher due to age and increased risk |
| Maintenance Needs | Minimal for 5–10 years | Frequent, depending on age and prior upkeep |
| Resale Value | Declines initially but higher when land is included | Lower resale unless updated or well-located |
| Customization Options | Full layout and feature control through builder | Limited to cosmetic and structural renovations |
| Location Cost Impact | Land purchase adds significantly to cost | Park location reduces initial price but adds lot rent |
Is it better to buy a new or used mobile home?
Whether it’s better to buy a new or used mobile home depends on your budget, goals, and long-term plans. Here’s a breakdown to guide your decision:
Advantages of Buying a New Mobile Home
- Modern features and warranties: Includes new appliances, energy efficiency, and structural warranties (often 1–10 years).
- Easier financing: Qualifies for conventional, FHA, or VA loans if placed on land—lower interest rates and longer terms.
- Less maintenance: No immediate repairs or retrofitting needed.
Best for: Buyers with stable financing, long-term residence plans, or those placing a home on private land.
Advantages of Buying a Used Mobile Home
- Lower upfront cost: Typically 20%–60% cheaper than new homes.
- More flexibility in parks: Often sold with existing lot leases, ideal for short-term or transitional living.
- Faster move-in timelines: Available inventory in communities or private sales.
Best for: Budget-conscious buyers, park-living seekers, or those planning to upgrade later.
Recommendation
- Buy new if you’re seeking long-term ownership, lower maintenance, and better financing options.
- Buy used if you’re prioritizing affordability, flexible placement, or short-to-mid-term use.
Tip: Always inspect used homes thoroughly and review park rules or title status. For new homes, calculate total installed cost—including site prep, permits, and delivery—to avoid surprises.
Is it cheaper to buy a used mobile home?
Yes, it is generally cheaper to buy a used mobile home compared to a new one.
Used mobile homes in Phoenix often sell for $10,000 to $90,000, depending on age, condition, and location, while new models typically cost $54,000 to $200,000 or more, especially for double-wide or triple-wide units.
Mobile Home Cost Comparison: New vs Used – Pros and Cons
| Feature | New Mobile Home | Used Mobile Home |
| Purchase Price | Higher upfront cost ($53K–$300K+) | Lower cost ($10K–$140K) |
| Financing | Easier mortgage approval; lower interest rates | Limited options; often chattel loans with higher rates |
| Condition | Brand new, modern, under warranty | May require repairs, updates, or replacements |
| Maintenance | Minimal upkeep early on | Possible hidden issues; ongoing repairs |
| Customization | Fully customizable through builder options | Fixed design/layout unless remodeled |
| Depreciation | Depreciates quickly after purchase | Already depreciated; more stable resale value |
| Availability | Requires order and delivery (weeks to months) | Faster move-in from existing inventory |
| Insurance Costs | Generally lower with new systems and construction | Potentially higher due to age or risk factors |
Included Features and Customization Options
New mobile homes often come with customizable layouts, energy-efficient windows, modern kitchen appliances, and open floor plans. These features are part of why newer units have a higher starting price. Buyers can select flooring, cabinetry, and even smart home options in many cases.
On the other hand, used mobile homes may or may not include recent updates. Homes from the early 2000s may still feature older materials, carpeting, or outdated appliances. However, buyers can often find used homes that have been recently renovated, which brings them closer in value to new units at a lower total cost.
Lot Rent and Utility Expenses in Leased-Land Parks
In Phoenix, most mobile home communities operate on leased land, meaning homeowners pay monthly lot rent in addition to utilities. These modular homes monthly lot rent in Phoenix amounts vary depending on location, park amenities, and lease terms.
- Typical lot rent in Phoenix: $500 to $900 per month
- Premium communities (55+ or gated): $1,000+ per month
- Additional fees: Water, sewer, trash, and community maintenance may be charged separately or bundled
New mobile homes in newer parks may come with slightly higher lot rent due to updated infrastructure, landscaping, and community centers. Used mobile homes, especially in older parks, may enjoy lower lot rent but may be subject to utility surcharges, older electrical systems, or less efficient heating and cooling.
Some buyers opt for land-owned mobile home lots, which eliminate lot rent altogether but involve property taxes, HOA fees, and maintenance of land utilities. These lots in Phoenix can cost between $40,000 and $100,000, depending on location.
Insurance and Property Tax Considerations
Mobile home insurance pricing in Arizona varies based on home value, age, and location risk factors like fire, theft, and wind. New homes usually qualify for lower insurance premiums due to:
- Better safety features
- Energy efficiency
- Updated materials
Expect to pay:
- New home insurance: $300 to $600/year
- Used home insurance: $500 to $900/year (more if the home is over 20 years old)
Phoenix homes may also require additional coverage for hail or monsoon damage, especially in open-lot parks.
Property taxes for mobile homes in Arizona are relatively low compared to site-built homes. They depend on whether the home is classified as real or personal property. Homes installed on permanent foundations and affixed to land are taxed as real property, while those on leased land are taxed as personal property.
- Real property tax: About $300 to $700 per year
- Personal property tax: Based on assessed value, often $100 to $400 per year
For mobile homes in Phoenix placed on tribal land or in incorporated areas, tax rates and rules may vary further.
Depreciation and Resale Value in the Local Market
One of the most important long-term financial considerations is how a mobile home holds its value. New mobile homes depreciate rapidly in the first 5 to 10 years, similar to vehicles. A new $120,000 unit might be worth $70,000 or less within a decade unless significant land or community value is attached.
Used mobile homes, on the other hand, may depreciate more slowly if:
- They’re well-maintained
- Located in desirable communities
- Include land ownership
In Phoenix, used homes that are upgraded and located in stable retirement communities or in owned-lot parks often retain resale value better. Many buyers also consider mobile homes as semi-permanent housing solutions, which makes value retention less critical compared to affordability and lifestyle fit.
Maintenance and Repair Costs Over Time
The age and condition of a mobile home directly affect ongoing maintenance expenses. New mobile homes in Phoenix generally come with manufacturer warranties, covering major systems like electrical, HVAC, and plumbing for the first 1 to 5 years. These homes typically require only routine maintenance, such as air filter changes, minor sealing, or appliance checks, during the early years of ownership.
By contrast, used mobile homes, especially those more than 15 years old, often need more extensive repairs. Common issues include:
- Roof resealing or replacement : Roof replacement is the most vital issue for every house as well as mobile home.
- Plumbing leaks or outdated piping : A proper skirting solution can prevent plumbing leaks for many years.
- HVAC system servicing or upgrades : Comfortless depends on the proper HVAC solution in a mobile home.
- Flooring damage or soft spots: This damage need to repair permanently as like the roofing service. A major vital affair.
For a used mobile home in Phoenix, expect to spend $1,000 to $5,000 annually on maintenance and upgrades, especially if the unit has not been renovated in the last decade. Repair costs are often higher in homes built before the HUD Code modernization of the late 1990s, which introduced stricter safety and durability standards.
How the Phoenix Market Shapes Mobile Home Pricing?
The mobile home market prices in Arizona cities like- Phoenix, Apache Junction and others are heavily influenced by seasonality, retirement migration, and urban sprawl. In winter months, the city experiences a surge of seasonal residents known as “snowbirds”—retirees from colder states who seek affordable housing in sunbelt cities. This seasonal demand increases competition for used mobile homes in 55+ communities, often pushing prices up by 10% to 15% between October and March.
In the below table, here are some practical pricing information about the
| Single Wide | Double Wide | Triple Wide |
| 12 X 34 Single Wide 1 Bed · 1 Bath · 399 SqFt Now $53,900! | 24 X 40 Double Wide 2 Beds · 2 Baths · 934 SqFt Was $127,099 Now $98,189! | https://www.thehomesdirect.com/ 2617 SqFt 4 Bed 3 Bath 40X74 $ 260,648 |
| 16 X 60 Single Wide 3 Beds · 2 Baths · 937 SqFt Was $116,510 Now $90,008! | 24 X 48 Double Wide 3 Beds · 2 Baths · 1120 SqFt Was $150,438 Now $116,219! | 2942 SqFt 4 Bed, 3 Bath 40X46 $ 262,811 |
| — | 28 X 60 Double Wide 4 Beds · 2 Baths · 1600 SqFt Was $177,668 Now $137,255! | 2551 SqFt 4 Beds 3 Bath 40X66 $ 2,43,681 |
| https://thehomeoutletaz.com/ | ||
| Single Wide | Double Wide | Triple Wide |
| 1 Bed · 1 Bath · 399 SqFt SPECIAL VALUE Now $53,900! | 2 Beds · 2 Baths · 934 SqFt Was $127,099 Now $98,189! | – |
| 3 Beds · 2 Baths · 902 SqFt Was $81,166 Now $65,204! | 3 Beds · 2 Baths · 1475 SqFtWas $120,872 Now $95,878! | – |
| 3 Beds · 2 Baths · 937 SqFt Was $116,510 Now $90,008! | 3 Beds · 2 Baths · 1325 SqFt Was $159,223 Now $125,506! | – |
| https://homenation.com | ||
| Single Wide | Double Wide | Triple Wide |
| Square Feet: 448 Bedrooms: 1 Bathrooms: 1 Footprint: 14×32 $ 59,993 | – | – |
| Square Feet: 588 Bedrooms: 2 Bathrooms: 1 Footprint: 14×42 $ 61,399 | Square Feet: 747 Bedrooms: 2 Bathrooms: 1 Footprint: 24×32 $ 99,748 | – |
| Square Feet: 840 Bedrooms: 2 Bathrooms: 1 Footprint: 14×60 $ 74,982 | – | – |
| Square Feet: 896 Bedrooms: 2 Bathrooms: 2 Footprint: 16×56 $ 76,733 | Square Feet: 1,067 Bedrooms: 2 Bathrooms: 2 Footprint: 28×40 $ 118,259 | – |
| Square Feet: 960 Bedrooms: 3 Bathrooms: 2 Footprint: 16×60 $ 79,511 | Square Feet: 1,144 Bedrooms: 3 Bathrooms: 2 Footprint: 28×44 $ 112,174 | – |
| – | Square Feet: 1,814 Bedrooms: 4 Bathrooms: 2 Footprint: 28×68 $ 133,295 | 2551 SqFt4 Beds 3 Bath 40X66 $ 2,43,681 |
| – | Square Feet: 2,027 Bedrooms: 5 Bathrooms: 3 Footprint: 28×76 $ 148,020 | 2942 SqFt4 Bed, 3 Bath 40X46 $ 262,811 |
New mobile homes, however, are more consistently priced throughout the year, as they are supplied through dealers with fixed distribution and financing models. Builders also benefit from regional proximity to manufacturers in Arizona and neighboring states, which reduces transportation costs compared to more remote housing markets.
Evaluating Mobile Home Communities in the Phoenix Area
Choosing between a used and new mobile home also depends on the community infrastructure. Phoenix features a wide variety of mobile home parks, including:
- Age-restricted 55+ communities: Found in Mesa, Apache Junction, and Sun City. These often feature swimming pools, clubhouses, and strict home appearance guidelines. Homes here retain value better if well-maintained.
- All-age family parks: Common in Glendale, South Phoenix, and the West Valley. These communities tend to offer more affordable lot rents and flexible home sizes, but homes may depreciate faster.
- Land-owned mobile home subdivisions: Some areas in Peoria and northern Phoenix offer homes with deeded land. Buyers in these subdivisions pay no rent, and homes tend to appreciate more like real estate.
Before choosing, review:
- HOA fees or community dues
- Utility hookup infrastructure
- Lease terms and site rules
- Community maintenance track record
Inspect public records, contact local realtors, or visit Arizona Department of Housing mobile home databases to confirm park conditions and registration status.
Final Thoughts: Making the Cost-Effective Choice
The decision between buying a new vs used mobile home in Phoenix depends on several core variables:
- Upfront Cost: Used homes are cheaper but may require renovation
- Ownership Costs: New homes reduce maintenance but can come with higher lot rent or insurance
- Land vs Lease: Owned land increases long-term value and cost stability
- Community Access: Location influences appreciation, quality of life, and hidden costs
Buyers should consider long-term plans, whether they expect to live in the home year-round, and whether resale potential matters. In Phoenix’s dynamic and growing housing market, both new and used mobile homes can offer strong value—if placed in the right location and managed with a clear understanding of costs.