Mobile Home Values Rising Faster Than Single-Family Homes: Fact or Fiction?

Photo byL. A. "Tony" Kovach

The belief that mobile and manufactured homes depreciate over time is widespread. However, recent research indicates that this notion might be overly simplistic. According to new and previous studies, mobile and manufactured homes can appreciate in value, and in some cases, they have done so at a faster rate than single-family homes. Understanding these dynamics is crucial for current and prospective homeowners.

Key Findings from Recent Research

1. Appreciation Trends:
2. • LendingTree Analysis: According to Jacob Channel’s research at LendingTree, the median value of mobile homes increased by 39% from 2014 to 2019, outpacing the 33% increase in single-family home values during the same period (LendingTree, 2019). This suggests that, on average, mobile homes have appreciated more rapidly than conventional housing.
3. Regional Value Variations:
4. • Cost Differences: Mobile homes are generally less expensive than single-family homes. For example, the median value of a mobile home in Nebraska, Iowa, and Ohio is below $25,000, while single-family homes in these states have median values exceeding $150,000 (LendingTree, 2019).
   • High-Cost Areas: Conversely, states like Washington, Oregon, and California have higher median values for mobile homes, with Washington's median reaching $125,400. However, these values are still significantly lower than those of single-family homes in these states (LendingTree, 2019).
5. Significant Increases:
6. • States with Highest Growth: Between 2014 and 2019, mobile home values in Nevada, Oregon, and California saw an average increase of 96%, nearly double the 50% increase observed in single-family homes in these states (LendingTree, 2019).
7. Declining Values:
8. • Exceptions: Not all areas have seen rising mobile home values. For instance, in Delaware and Kansas, median values fell by 11% and 7%, respectively, while single-family home values in these states continued to rise (LendingTree, 2019).

Factors Influencing Mobile Home Value Appreciation

Several factors contribute to the appreciation of mobile and manufactured homes:

1. Affordability: Mobile homes offer a more affordable alternative to single-family housing. They can be approximately half the construction cost of conventional homes, making them an attractive option during housing crises (Manufactured Housing Improvement Act of 2000).
2. Federal Safeguards: The Manufactured Housing Improvement Act of 2000 (MHIA) provides consumer protections comparable to those for single-family homes. This federal oversight helps ensure quality and safety in manufactured housing (MHIA, 2000).
3. Economic Conditions: Similar to single-family homes, mobile home values are affected by economic factors, including market demand, interest rates, and regional economic conditions. As such, their appreciation or depreciation can vary widely based on these variables (LendingTree, 2019).

Challenges and Controversies

1. Industry Perceptions: Despite the positive data, the manufactured housing industry faces challenges related to public perception and representation. Critics argue that industry groups like the Manufactured Housing Institute (MHI) have been slow to promote positive research and address negative reports (MHLivingNews, 2024).
2. Regulatory Issues: There are calls for better enforcement of laws that facilitate access to manufactured housing. Some industry insiders believe that improved representation and more aggressive advocacy could help address these issues (MHARR, 2024).

Conclusion

The notion that mobile and manufactured homes universally depreciate is not entirely accurate. Recent research highlights that these homes can and do appreciate in value, sometimes at a faster rate than conventional housing. However, as with all types of real estate, various factors can influence their value, including market conditions and regional differences. Prospective homeowners should consider these factors when evaluating manufactured housing as an investment.