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.
Key Factors That Influence Pricing in Arizona: 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 Arizona 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. To get more accurate assumption, a mobile home cost calculator can help to find out home prices according to its size, age, region and other important factors.
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.
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.
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.
How the Arizona 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.
Final Thoughts:
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