A land-home package with a new double-wide typically costs about $120,000 to $350,000 before the land, with most projects landing near $200,000. A single-wide project runs about $110,000 to $285,000, typically near $170,000. The home is the biggest line, but the site work (foundation, septic, water, power, permits) is where budgets go wrong, so this guide prices every piece and shows what moves the number.
Requity Lending finances land-home projects for investors and developers, and we see these budgets every week. First project? That is fine. We lend to first-time land-home developers in every state except California, Alaska and Hawaii, and same-day quotes are available.
What a land-home package includes
A land-home package is a new HUD-code manufactured home placed on its own land, on a permanent foundation, and titled together as real estate. Every package has four groups of cost:
- The land. A buildable lot or acreage, owned or under contract.
- The home. A new single-wide or double-wide from a dealer or factory, delivered and set.
- Site work and finishing. Everything that turns a lot and a home into a house someone can live in and finance: foundation, septic or sewer, well or water, power, clearing, driveway, A/C, skirting, steps and landscaping.
- Soft costs. Permits and impact fees, survey and soil tests, contingency, interest during the build, loan fees and, at the end, selling costs.
Dealer “land and home” prices often include only some of the third group. Before you compare any two packages, ask exactly which lines are in the price.
Land-home package cost: the full budget
These are Requity’s 2026 budget ranges, built from the Census Bureau’s Manufactured Housing Survey, 2026 contractor cost guides and county fee schedules. They are the same ranges behind our land-home calculator. Land is not included because it varies too much by market.
| Cost line | Single-wide | Double-wide |
|---|---|---|
| New home | $75,000 to $105,000 | $80,000 to $150,000 |
| Delivery and setup | $2,000 to $5,000 | $4,000 to $10,000 |
| Central A/C | $4,000 to $9,000 | $4,000 to $9,000 |
| Skirting, steps and porch | $2,800 to $9,000 | $4,000 to $14,000 |
| Permanent foundation and engineer’s certification | $5,500 to $30,000 | $5,500 to $30,000 |
| Septic system | $3,600 to $12,500 | $3,600 to $12,500 |
| Well | $5,000 to $16,000 | $5,000 to $16,000 |
| Electric service | $2,500 to $15,000 | $2,500 to $15,000 |
| Clearing, grading and fill | $1,500 to $12,000 | $1,500 to $12,000 |
| Driveway | $1,000 to $8,000 | $1,000 to $8,000 |
| Permits and impact fees | $500 to $17,000 | $500 to $17,000 |
| Survey, perc test and zoning letter | $800 to $3,500 | $800 to $3,500 |
| Landscaping and final grade | $2,000 to $7,000 | $2,000 to $7,000 |
| Contingency (5% to 15%) | $5,300 to $37,400 | $5,700 to $45,600 |
| Total before land | about $111,000 to $286,000 | about $120,000 to $350,000 |
| Typical total before land | about $170,000 | about $207,000 |
The typical totals use the middle of each range and a 10% contingency. Everything other than the home and its delivery comes to about $63,500 on a typical single-wide project and $66,000 on a double-wide. On a recent project we financed, site work came in at $40,000 on a lot that already had road frontage and power nearby, which is why the lot you choose matters as much as the home. That project is walked through in our land-home packages guide.
The home
The Census Bureau’s Manufactured Housing Survey put the 2025 average price of a new single-wide at $85,600 and a new double-wide at $157,100. In Florida the averages were $90,100 and $155,600. Monthly double-wide averages ran about $160,000 to $167,000 in early 2026.
On land-home projects, dealer pricing for a new double-wide usually lands between $80,000 and $150,000, below the national average, because developers choose standard floor plans built for the price point of FHA and VA buyers rather than larger homes with upgrades. Three questions to ask on every dealer quote:
- Is the price delivered and set, including the marriage line on a double-wide, leveling and tie-downs?
- Does it include central A/C, skirting and steps?
- What wind zone is the home built for? Coastal counties need Wind Zone II or III, which costs more in the home and in anchoring.
Site work, piece by piece
Permanent foundation: $5,500 to $30,000
If your buyer will use an FHA, VA or conventional mortgage, the home must sit on a permanent foundation that meets HUD’s Permanent Foundations Guide for Manufactured Housing, and a licensed engineer must certify it (about $350 to $1,000). A pier-and-tie-down setup alone costs about $1,500 but does not qualify, so do not budget for piers and plan to sell to a mortgage buyer. The range is wide because soil, flood elevation and foundation type (engineered pier system, perimeter block wall or slab) all change the price.
Septic or sewer: $3,600 to $12,500
A conventional septic system averages around $8,000. If the soil test fails or the water table is high, an engineered or mound system can run $15,000 to $25,000, which is the single most common budget surprise on raw land. In Florida, plan on $10,000 to $15,000 in many counties because of high water tables; the state permit and site evaluation add a few hundred dollars. If public sewer is at the road, a tap fee of about $1,200 to $6,000 replaces the septic line.
Well or water: $5,000 to $16,000
A drilled well with a pump costs about $25 to $65 per foot of depth, so depth drives the price. Public water, where it is available, is usually cheaper: tap fees run about $1,200 to $5,000.
Electric: $2,500 to $15,000
You need a 200-amp meter base or pedestal and a run from the nearest pole. Distance is the cost: an underground run of about 200 feet costs roughly $2,000 to $5,000, and about 500 feet can reach $5,000 to $12,500. Ask the utility for a written estimate before you close on the land.
Clearing, grading and driveway: $2,500 to $20,000
Clearing runs about $1,400 to $6,200 per acre, a level building pad about $1,500 to $8,000, and fill dirt about $5 to $30 per cubic yard before delivery. A gravel driveway adds $1,000 to $8,000 depending on length. Wooded or low lots sit at the top of these ranges.
Permits and impact fees: $500 to $17,000
Placement, electrical and plumbing permits usually total $450 to $2,300. Impact fees are the wild card: many rural counties charge none, while others charge as much as a site-built home. In Florida, manufactured home impact fees in 2026 run about $8,200 to $11,200 in Lake County, $7,400 to $9,000 in Marion County and $16,400 or more in Polk County. Call the county before you price the deal.
Survey, perc test and zoning letter: $800 to $3,500
A boundary survey runs about $350 to $1,600, a soil or perc test $450 to $1,900, an elevation certificate in a flood zone $350 to $1,100, and a zoning verification letter $50 to $300. These are the cheapest lines in the budget and they protect the most expensive ones, so order them before you buy the land.
Finishing: $8,800 to $30,000
Central A/C, vinyl skirting, steps at every exterior door (FHA requires them), a small porch, final grade and sod. Many dealer quotes include A/C; check before you budget it twice.
What moves the total the most
- Raw land versus an improved lot. A lot with water, sewer and power at the road can save about $15,000 to $30,000 compared with raw acreage that needs a well, septic and a long power run.
- The soil. A failed perc test turns an $8,000 septic line into $20,000 or more.
- Impact fees. From $0 to more than $16,000 depending on the county.
- Foundation type and flood elevation. A home that must be raised costs more to set, finish and insure.
- Single-wide or double-wide. The home itself is the larger difference; site work costs about the same for either.
Soft costs to include
- Contingency of 5% to 15% of the home and site work. Use the high end on raw rural land.
- Interest during the build. Most projects take four to nine months. On a Requity loan, an interest reserve inside the loan pays your monthly interest during the build, so you are not paying out of pocket before the home can sell or rent.
- Loan fees and title costs, paid at closing. Every fee is on your term sheet up front.
- Selling costs of about 6% to 8% of the sale price: agent commission plus seller closing costs. FHA and VA buyers often ask for seller concessions, and Florida adds documentary stamps of 0.70%.
How the cost is financed
A land-home package loan from Requity funds up to 80% of total project cost: land, home, site work and the interest reserve. Your 20% goes in first, at closing, and land you already own counts toward it at what you paid plus documented improvements. After closing, the loan pays 100% of the approved budget through draws, so you are not writing a check for your share of every invoice.
As an example, a typical double-wide project of about $207,000 on a $30,000 lot is a total project of about $237,000 before the interest reserve. At 80%, your share is about $47,000, and if you already own the lot, $30,000 of that is already covered. Run your own numbers, including the sale price and profit, in the land-home calculator.
How to get an accurate budget before you buy the land
- Get a zoning letter confirming a manufactured home is allowed on the lot.
- Order the perc or soil test and get a septic quote based on it.
- Get a written power estimate from the utility and confirm water: well depth in the area, or a tap fee.
- Call the county for permit and impact fees.
- Get a dealer quote that states delivered and set, A/C, skirting, steps and wind zone.
- Check sold comps for new or nearly new manufactured homes on land nearby. The sale price decides whether the budget works.
You do not need every quote to talk to us. Send what you have and we will tell you which numbers matter most for your lot.
Frequently asked questions
How much does a land-home package cost?
Before the land, about $110,000 to $285,000 for a single-wide and $120,000 to $350,000 for a double-wide in 2026, with typical projects near $170,000 and $207,000. The home is about half; site work, finishing and soft costs make up the rest.
How much does it cost to put a manufactured home on land?
Not counting the home and the land, expect about $30,000 to $140,000, with most projects near $60,000 to $70,000. Foundation, septic, well, power and impact fees are the biggest pieces. A lot with utilities at the road sits at the low end.
How much does a permanent foundation for a manufactured home cost?
About $5,500 to $30,000 including the engineer’s certification that FHA, VA and conventional lenders require. Piers alone cost less but do not qualify for those loans.
Is site prep included in a land-home package?
Sometimes, partly. Dealer packages often include delivery, setup and A/C, and sometimes skirting and steps, but rarely the septic, well, power or impact fees. Ask for a written list of what is included.
Can I finance the site work, not just the home?
Yes. A Requity land-home package loan covers the land, the home, the site work and an interest reserve in one loan, up to 80% of total cost, paid out in draws as the work is done.
Is a single-wide or a double-wide better for a land-home project?
Site work costs about the same for either, so the double-wide usually spreads those fixed costs over a home that sells for more. Check local comps: in some markets a new single-wide on land sells well to first-time buyers.
How long does a land-home project take?
Usually four to nine months from closing to a finished home, depending on permits, septic approval and the factory’s backlog.
Pricing a land-home project?
Send us the lot, the dealer quote and whatever site work numbers you have, and we will tell you how we would structure it, often the same day. See the full program on our land-home package loans page, or call 813.338.1000.
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Requity Lending makes business-purpose loans secured by non-owner-occupied investment property. Cost ranges are 2026 estimates for budgeting and vary by market; get local quotes before you rely on them. Rates, terms, fees and leverage are set deal by deal and subject to underwriting. A term sheet is not a commitment to lend.