Resale Value of Manufactured Homes

Manufactured homes can appreciate and be a good investment. If the site is chosen carefully and the landscaping is attractive, the home can go up in value similar to a neighborhood of stick-built homes. But, like other neighborhoods, the condition of your neighbors’ homes will play an important role in how well your home maintains its value. As you may have guessed, the two biggest home-buying groups buying manufactured homes are entry-level homebuyers and retirees. Each group presents a slightly different approach to shopping.

Typical Fees and building fee schedule

The list of fees you’ll pay is usually called the building fee schedule. These fees vary from city to city and range from almost nothing to thousands of dollars. Some of the most common fees you’ll find are building fee, plan check fee, water connection, utilities connections, water development, sewer fees, and environmental impact fees. The list sometimes gets long and grim, with all sorts of fees before you reach the total line.
Depending on the area, lot, and site, fees can run from 50 percent to nearly equal the cost of the home. For instance, if the cost of the home is $70,000, the site work can run about $30,000 plus the cost of a lot. If the lot is $32,000, the total cost of the home will be $132,000. A similar size stick-built home in many areas would cost about $160,000, depending on land and permit fees.

Building Permit and Site Fees

If you’ve hired a general contractor, getting the permits, estimates, and lining up the subcontractors will be part of the bid. But, if you’re doing your own paperwork and lining up everything for the factory site crew when the home arrives, you’ll have to get the building permits yourself. Typically, you’ll go down to your city’s building department and get a Building Permit Application packet to fill out and submit, along with a set of plans from the home manufacturer. You’ll also have to pay a nonrefundable deposit or application fee. Within a week or two (hopefully) you’ll get the paperwork back with a list of fees. In most cases, these fees will have to be paid before you’re issued a Certificate of Occupancy and can move in.