How Pricing Works
Two different numbers make up what you’ll actually pay for a manufactured home: the price of the home itself, which we quote firm and complete, and utility hookup costs, which depend on your specific property and can’t be known until someone’s actually seen it. Here’s exactly how each one works, and why we won’t pretend to know your utility number over the phone.
Out-The-Door Home Pricing
When we quote a home, that number is firm and complete — not a starting point that grows once you’re a few steps into the process. Every quote already includes the items below, so the number you budget around is the number you actually pay.
What’s Included
Firm and complete — nothing gets added later.
AC
Central air conditioning included
Setup
Full site setup, detailed above
Delivery
Transport from the factory to your site
Appliances
Standard appliance package
Trim Out
Interior and exterior finish work
Wood Steps
Entry steps built and installed
Tax
Sales tax included in the price
Title
Title work handled for you
License
Licensing and registration handled for you
“Setup” above covers the physical site work — base pad, blocking, tie-down, underpinning, skirting, and more. See the full setup checklist for what each part actually involves.
Why We Can’t Quote Utility Costs Over the Phone
Utility hookups — water, septic, and electric — depend entirely on the property they’re going on. Soil conditions, how far the site is from existing power, whether you’re drilling a well or connecting to a line already there, and how deep the water table sits all change the cost, sometimes significantly, from one lot to the next. A number given over the phone, before anyone has seen the land, can only ever be a guess. We’d rather tell you that upfront than hand you a number we can’t stand behind.
The Two-Step Process
1. Phone estimate. Based on general information you give us about your property, we’ll give you a starting estimate — useful for early budgeting, but not a final number.
2. On-site contractor bid. Our own contractor visits the property and produces an exact bid based on what’s actually there. You see that number and approve it before it becomes part of your total — nothing is added without your sign-off.
Putting It Together
Your full total is the fixed, out-the-door home price plus the exact utility bid once it’s been approved — both numbers you’ve seen before you sign anything. Nothing shows up afterward that isn’t already accounted for in one of those two figures.