Free toolCensus new-home prices, our rule of thumb
Mobile Home Value Calculator
A rough resale range for your mobile home alone: our rule of thumb, not an appraisal and not an offer.
Rough resale range
Your range shows here
Pick a state and a year built.
Our rule of thumb, not an appraisal and not an offer. The land is never included.
See what a buyer offersHow this is worked out
| Step | What we use | Result |
|---|
Pick a state and a year built, and each step shows here.
How to read your estimate
The result is a rough resale range for your mobile home: our rule of thumb, not an appraisal and not an offer. The land is never included.
Read more
The tool applies the same age and condition rules to the Census price base. It does not inspect your home or weigh every local selling condition. Keep the range beside your notes about repairs, lot arrangements and ownership documents when you talk with a buyer.
Key points
- Rough starting range for the home
- New-home averages differ from resale prices
- Sale terms depend on your home
How the calculator works
The calculator starts with a Census new-home price for your state and width, applies an age factor, adjusts for condition, then shows a range. Open "How this is worked out" to see the figures.
Show how this is worked out
The tool uses the US average when the state has no price figure. A triple-wide or larger home uses the double-section figure. Homes built before June 15, 1976 use a separate rule. The age and condition adjustments are this site's rules of thumb, rather than Census resale estimates.
Step 1: the starting price
The Census Manufactured Housing Survey average price of a NEW home in your state, for your width (triple wide or larger uses the double-section figure). When Census has no figure for the state we use the US average and say so.
Step 2: age factor (a new home is 1.00)
| 1 year old | x 0.800 |
|---|---|
| 2 years old | x 0.760 |
| 5 years old | x 0.640 |
| 10 years old | x 0.490 |
| 15 years old | x 0.340 |
| 20 years old | x 0.265 |
| 30 years old | x 0.115 |
| 31 years old+ | x 0.100 |
0.80 after the first year, then 4 points off each year for years 2 to 5, 3 points for years 6 to 15, and 1.5 points from year 16 on, never below 0.10. Built before June 15, 1976 (before the HUD Code): 0.03 to 0.08, and many parks and lenders will not take those homes.
Step 3: condition
| Move-in ready | x 1.00 |
|---|---|
| Needs some work | x 0.80 |
| Needs major repairs | x 0.55 |
| Not livable | x 0.25 |
Step 4: the range
Estimate x 0.80 for the low end, x 1.15 for the high end. Homes built before the HUD Code use the age factor range above instead. The land is never included. These factors are our own rule of thumb for a first estimate, not Census figures.
Key points
- Census new-home price starts the calculation
- Age and condition adjust the estimate
- A range, not a precise price
Why offers differ from this range
A buyer's offer can differ from the range because repairs, moving plans, park rules and title issues affect the purchase. Ask the buyer which costs and conditions shaped the number.
Read more
For a sale without land, send your home details to a buyer in our network who buys in your area and contacts you. That buyer can decline or make an offer. If an offer comes, weigh the amount, payment terms, conditions and your expenses before deciding.
Key points
- Repairs and moves affect buyer costs
- Park rules affect permission to stay
- Title problems can affect sale terms
Value questions
Still unsure? Send us a question and we will answer it in plain words.
How much is my mobile home worth?
This calculator gives a rough resale range using Census new-home prices, age and condition. It is our rule of thumb, not an appraisal and not an offer. The land is never included, and a buyer's offer can differ.
Does the mobile home value calculator include land?
No, the range covers only the home and never includes what the land is worth. Only when land is excluded from the sale can you send a buyer request here for a home on land you own.
Where do the calculator's starting prices come from?
The starting prices come from the Census Bureau's Manufactured Housing Survey averages for new homes by state and width. They are new-home figures, not records of used-home sales. The tool applies its own age and condition adjustments.
What happens if my state has no Census price?
The calculator uses the US average for that home width when the state's figure is missing. That gives the calculation a starting point, but it does not measure local resale demand.
Can I use the calculator for an older mobile home?
Yes, enter the home's build year and condition. The tool uses a separate rule for homes built before June 15, 1976. Its result still excludes land and does not assess the home's condition, title or ability to move.
Why is a buyer's offer different from the estimate?
The buyer weighs the specific home and purchase costs. Repairs, moving, park requirements and title issues can change the number. Ask the buyer to explain the offer and which expenses you would pay under the proposed terms.
Ready for a real number?
An estimate is a start. A buyer in our network can tell you what your home would sell for today.