Understanding the True Cost of Bringing Your Manufactured Home to Texas

Manufactured home installation cost ranges from $10,000 to $70,000+ depending on site conditions, home size, and local requirements in Texas. Here’s what you need to budget beyond the home’s purchase price:

Quick Cost Breakdown:

Site Preparation & Foundation: $5,000 – $40,000
Delivery & Setup: $3,000 – $15,000
Utility Connections: $3,000 – $30,000
Permits & Fees: $500 – $5,000
Finishing Touches: $2,000 – $20,000

When shopping for a manufactured home in Texas, the sticker price is only the beginning. Many buyers focus on the home itself, only to be surprised by the significant costs of delivery, setup, and site work. A $75,000 double-wide can easily become a $150,000 project once you factor in the foundation, utility hookups, and finishing touches.

This doesn’t mean manufactured homes aren’t an affordable path to homeownership—they are. It simply means you need to plan for the total installed cost from the start. Understanding these expenses upfront, whether you’re buying in San Antonio or rural Texas, is key to making smart financial decisions and achieving your dream home without breaking the bank.

What’s Included in the Total Manufactured Home Installation Cost?

Getting your manufactured home from the factory to move-in ready involves several distinct phases. Understanding each component of the manufactured home installation cost helps you budget realistically and avoid surprises. Let’s walk through what happens from purchase to move-in day in San Antonio or anywhere else in Texas.

How Much is Site Prep and a Foundation?

Before your home arrives, the land must be prepared. This critical first phase ensures your home has a stable, well-drained base for decades to come.

Site preparation costs range from $4,000 to $11,000 but can exceed $25,000 for complex lots. This includes several key steps: land clearing to remove trees and debris ($1,400 – $4,000+), grading to ensure proper water drainage ($600 – $2,000), soil testing to determine ground stability ($350 – $1,000), and a land survey to mark property lines ($350 – $1,000).

With the site prepped, it’s time for the foundation, which typically costs $7 to $30 per square foot ($3,000 to $36,000+ total). Common options in Texas include:

Pier and Beam Foundation: The most popular and economical choice ($3,000 – $8,000). It provides a reliable base and creates a crawl space for easy utility access.
Concrete Slab Foundation: A solid, permanent base that offers excellent stability and is often required for traditional mortgages. It’s more expensive but adds long-term value.
Crawl Space Foundation: Similar to pier and beam but with an enclosed perimeter for better insulation, costing $6,300 to $16,300.
Full Basement: The most expensive option ($35,000+), adding significant living or storage space.

While we coordinate the installation of common foundations like pier and beam or concrete slabs, it’s important to note that some specialized options, such as a full basement, are not part of our direct services. These require a general contractor, and we can help you factor this into your overall project plan. Your foundation choice impacts stability, resale value, and financing options, as many lenders require a permanent foundation. It’s a key decision to discuss with your financing advisor early on.

What are the Fees for Delivery and Assembly?

Getting your home from the factory to your property is a major step that requires expert coordination. The cost for transport and assembly ranges from $2,000 to $14,000+, with an average of around $9,750 for full service.

Key cost factors include:

Transportation Distance: With mileage rates around $4.00 to $5.50 per mile, longer hauls across Texas increase costs. A trip under 100 miles may cost $2,000 to $5,000, while longer distances can be $5,000 to $15,000.
Home Size: A single-wide is the simplest to move ($2,000 – $5,000 for full service). A double-wide, delivered in two sections, is more complex and costs $4,000 to $10,000. Triple-wides require the most coordination, with costs from $10,000 to $14,000+.
Pilot Cars: Texas law requires escort vehicles for oversized loads, adding about $1.50 to $2.00 per mile to your transport fees.

Once on-site, the assembly process begins. This includes blocking and leveling, where the home is precisely positioned on the foundation—a step critical for your warranty and structural integrity. Next, anchoring and tie-downs secure the home against high winds, meeting specific HUD requirements for Texas. For multi-section homes, “buttoning up” involves joining the sections, sealing the roof, and connecting interior walls to create a single, cohesive home. This final assembly can add $5 to $35 per square foot to your total cost.

What is the Manufactured Home Installation Cost for Utilities and Permits in Texas?

A home needs power, water, and climate control. Connecting utilities can cost anywhere from $3,000 to $30,000, depending on your property’s location and access to municipal services.

Electrical Hookup: Connecting to the local grid in an area like San Antonio typically costs $1,500 to $5,000. Remote properties requiring new lines will cost more.
Water and Sewer: Tapping into city lines can cost $1,000 to $5,000+. For rural Texas properties without access, installing a new well and septic system is a major investment, often ranging from $6,000 to $20,000 or more. It’s important to clarify that while we coordinate all utility hookups, specialized services like well drilling or septic system installation are performed by licensed third-party contractors. We help our customers in the San Antonio area and beyond manage these aspects to ensure a seamless process.
Natural Gas: If available, connecting a gas line for heating or appliances adds $500 to $3,000.
HVAC: Your system is usually included with the home, but final connection and testing occur during installation.

Navigating the legal requirements is just as important. Permit and fee costs range from $500 to $5,000, but can be higher in some areas. You’ll need building permits for the setup, electrical, and plumbing work. It’s also crucial to understand local zoning regulations in communities like San Antonio and Von Ormy, which dictate where manufactured homes can be placed and what foundation types are required. Some areas also charge impact fees for new development. All installations must comply with HUD code and state rules, which you can review via the official Texas regulations. Working with a professional who understands local compliance is key to a smooth process.

What is the Final Manufactured Home Installation Cost for Add-ons and Finishes?

With the major work done, it’s time for the finishing touches that make the house your home. These add-ons complete the project and add personality.

Skirting: This encloses the space under your home, protecting plumbing and improving appearance. Costs range from $1,000 to $4,000 depending on home size and material.
Decks and Porches: Essential for Texas outdoor living, a basic deck can cost $4,000 to $10,000, with more elaborate designs costing more.
Carports: A smart investment to protect your vehicle from the Texas sun and hail, typically costing $2,500 to $5,000+.
Driveway: Costs vary by material, from a simple gravel drive ($600+) to paved concrete or asphalt ($8,000+).
Landscaping: Transforms your lot into a beautiful yard. A basic project might cost around $3,200, while extensive work can exceed $15,000.

To manage these final costs, consider a phased approach—tackle essentials like skirting first and add a large deck later. DIY projects for landscaping or painting can also save money if you have the skills. Choosing an accessible lot in an area like San Antonio or Von Ormy from the start will also reduce site prep needs. At Manufactured Housing Consultants, we help you plan for every expense, including offering expert site preparation services to ensure a solid start. While we can include items like skirting, decks, and carports in your installation package, other services such as driveway paving and extensive landscaping are not part of our direct offerings. We believe in transparency, so we will help you budget for these items and can recommend trusted local professionals in the San Antonio or Von Ormy areas to complete your vision.

Get an Accurate Installation Quote for Your Texas Dream Home

As you can see, the total manufactured home installation cost goes far beyond the sticker price. Factoring in site prep, foundation, delivery, utilities, permits, and finishes is essential for a realistic budget. A fully installed single-wide in Texas can range from $80,000 to $130,000, while a double-wide often lands between $150,000 and $220,000.

This is why a detailed, transparent quote is non-negotiable. Hidden fees can turn your dream into a stressful experience. At Manufactured Housing Consultants, we provide complete transparency, walking you through every line item so you can budget with confidence. We’ve helped families across Texas, including San Antonio and Von Ormy, achieve affordable homeownership for years.

Our commitment is to provide the guaranteed lowest prices in Texas and deliver anywhere in the state. As you move forward, get multiple estimates and ensure you know exactly what’s included—from delivery and setup to warranties. Always get everything in writing.

Ready to plan your Texas home with a team that values clarity and customer satisfaction? Contact us today to learn about our homes and expert site preparation services. We’re here to help you achieve homeownership without the surprises.