To Mobile Home or Not to Mobile Home?

July 14, 2025

Insights

Understanding the Tradeoffs of This Affordable Housing Option

In a world of rising home prices, mobile homes—or manufactured homes—can seem like a smart alternative to traditional single-family housing. But is it the right choice for your lifestyle, financial goals, or long-term plans?

As a real estate advisor who works with families navigating major life transitions, I know that the decision to buy a mobile home often comes from a place of urgency—whether it’s a divorce, a new start, or simply needing a roof over your head without the weight of a mortgage. Let’s explore the pros and cons together, so you can decide if this path fits into your broader homeownership goals.

Pros of Buying a Mobile Home

  1. Affordability
    Mobile homes are significantly less expensive than traditional homes, often ranging from $40,000 to $120,000 depending on size, condition, and location. That lower price point can be a huge relief when you need something stable and affordable quickly.
  2. Faster Move-In Timeline
    Because mobile homes are factory-built, the process of getting into one is often quicker than building or buying a resale home. This can be ideal during transitional moments when time is of the essence.
  3. Lower Property Taxes & Utilities
    Since mobile homes typically have a smaller footprint, the property taxes (if you own the land) and utility costs are often lower.
  4. Community Amenities
    Many mobile home parks offer amenities like pools, playgrounds, or community centers—especially in the South Valley area, where manufactured home communities often cater to families or retirees.

Cons of Buying a Mobile Home

  1. You Might Not Own the Land
    Many mobile homes are located in leased-lot communities. That means you own the home, but you lease the land underneath it—usually on a month-to-month or annual contract. That land rent can increase and isn’t protected by the same rules as rent control (especially in Utah). It’s also a risk if the park changes ownership or closes.
  2. Financing Is Trick
    If the mobile home isn’t permanently affixed to a foundation (meaning it’s classified as personal property, not real estate), it may not qualify for a traditional mortgage. Instead, you’d likely need a chattel loan, which often comes with higher interest rates and shorter terms. This can affect your ability to build equity over time—or qualify for a mortgage on a traditional home later.
  3. Depreciation Concern
    Unlike traditional homes, mobile homes can depreciate in value, especially if you don’t own the land. That can make it harder to sell or use as leverage for future real estate purchases.
  4. Limited Appreciation & Resale Option
    Buyers are sometimes hesitant to purchase pre-owned mobile homes, especially older models that may not meet updated HUD standards. Resale value can be unpredictable and highly dependent on the condition, location, and whether it’s tied to land ownership.

What to Ask Before Buying a Mobile Home

  • Is the home permanently affixed and titled as real property?
  • Do you own or lease the land? If leased, what are the terms?
  • Is the park well-maintained and financially stable?
  • Are there restrictions on renting out the unit in the future?
  • What are the monthly costs (lot rent, utilities, maintenance)?
  • How might this impact my ability to qualify for a traditional home loan in the future?

Final Thoughts: Is This a Stepping Stone or a Long-Term Plan?

Mobile homes can be an empowering solution during a life transition—providing affordability, autonomy, and a place to plant roots. But they’re not always the best fit for long-term wealth-building through real estate.

If you’re considering buying a mobile home in the South Valley area—whether in Sandy, Draper, or West Jordan—I’m happy to help you run the numbers and think through how this decision fits into your bigger picture. Sometimes it’s not just about whether it’s a “yes or no” decision—but about asking, “What’s next?”

Let’s find a path that supports your goals, whatever they may be.

Have questions about manufactured housing in Utah?

Feel free to reach out—I’m happy to chat through the details, no pressure.

️Local Manufactured Home Communities to Know (South Valley, UT)

If you’re exploring mobile home options in Salt Lake County—particularly in the South Valley—these communities are a good place to start your search. Keep in mind that rules, amenities, and land lease terms vary, so it’s worth reaching out directly or asking your agent to help you dig deeper.

  1. Crescentwood Village — Sandy, UT
    A well-maintained, all-ages community tucked near the Jordan River. Close to TRAX stations, schools, and shopping. Offers paved streets, mature trees, and occasional listings under $100K.
    Location: 9255 S 480 W, Sandy, UT
    Notable for: Location and affordability
  2. Riverbend Mobile Home Park — West Jordan, UT
    A quiet, established community near 9000 South and Redwood Road. Some homes here are on permanent foundations, which can help with financing options.
    Location: 9065 S 4800 W, West Jordan, UT
    Notable for: Larger lots and access to Jordan Landing shopping
  3. Cottonwood Coves — Murray, UT
    An age-restricted (55+) community with a neighborly vibe, centrally located near I-215 and State Street. Great for downsizers looking for a peaceful place with like-minded residents.
    Location: 4916 S State St, Murray, UT
    Notable for: Senior-focused living and nearby amenities
  4. West Valley Mobile Home Park — West Valley City, UT
    Larger community with a mix of older and newer homes. Often has inventory for under $85K. Watch for updated units on rented pads.
    Location: 4695 W 3500 S, West Valley City, UT
    Notable for: Entry-level affordability and rental potential
  5. Country Meadows — South Salt Lake, UT
    Close to downtown but still affordable, this park attracts younger homeowners and couples starting out. Limited amenities but great proximity to transit and job centers.
    Location: 3600 S 900 W, South Salt Lake, UT
    Notable for: Transit access and walkability

Pro Tip:

When touring a manufactured home, ask whether the home is titled as real property and whether the foundation is permanent. This can impact not only your financing options, but also resale value and property taxes.