Mobile Home Valuation Calculator
Mobile homes depreciate differently. Calculate current value for sale, insurance, or financing decisions.
How the Mobile Home Valuation Calculator works
Assess manufactured homes considering age, condition, location, and land ownership. Calculate depreciated value and market comparisons.
Mobile home valuation is unique. This calculator handles depreciation patterns specific to manufactured housing.
How it works
Tutorial
Mobile home valuation follows different rules than traditional real estate because manufactured housing depreciates more like vehicles than real property—unless permanently affixed to owned land. Understanding depreciation schedules, condition factors, land ownership status, and local market dynamics is essential for accurate mobile home valuation for sale, purchase, or refinancing purposes.
You have two options: use the calculator above for manufactured housing valuation with depreciation calculations, or follow this guide to manually value a mobile home.
The Formula
| Ownership Type | Formula |
|---|---|
| Mobile Home Only | Original Cost × Age Depreciation × Condition Factor |
| Land & Home | (Depreciated Home Value + Land Value) × Market Factor |
| Annual Depreciation | 5-7% per year for years 1-10, 2-3% thereafter |
Step-by-Step Calculation
Let’s value a mobile home in a rental community.
Step 1: Gather Mobile Home Details
Collect basic information about the property:
| Detail | Value |
|---|---|
| Year Manufactured | 2015 |
| Current Year | 2025 |
| Age | 10 years |
| Make/Manufacturer | Clayton |
| Size | 1,400 sq ft (28×50) |
| Bedrooms/Bathrooms | 3 bed / 2 bath |
| Original Purchase Price | $78,000 |
| Land Ownership | Rented lot ($450/mo) |
Step 2: Calculate Base Depreciation
Apply depreciation schedule for mobile homes:
| Year Range | Depreciation Rate | Remaining Value |
|---|---|---|
| Original Value | — | $78,000 |
| Years 1-5 (5% per year) | -25% | $58,500 |
| Years 6-10 (4% per year) | -20% | $46,800 |
| Base Depreciated Value | -45% | $42,900 |
Calculation: Year 1-5: $78,000 × 0.75 = $58,500; Years 6-10: $58,500 × 0.80 = $46,800
Note: Using blended rate: $78,000 × 0.55 = $42,900
Step 3: Assess Condition Factors
Evaluate physical condition adjustments:
| Condition Element | Rating | Adjustment |
|---|---|---|
| Exterior (siding, roof) | Good | +5% |
| Interior (flooring, walls) | Fair | 0% |
| Systems (HVAC, plumbing) | Good | +3% |
| Appliances | Updated | +2% |
| Additions/Improvements | Deck added ($8K) | +$5,000 |
| Net Condition Adjustment | +10% + $5K |
Calculation: $42,900 × 1.10 = $47,190; $47,190 + $5,000 = $52,190
Step 4: Apply Market Location Factors
Adjust for location and community quality:
| Location Factor | Impact | Adjustment |
|---|---|---|
| Community Quality | Well-maintained park | +8% |
| Location Desirability | Good school district | +5% |
| Lot Rent | $450/mo (slightly high) | -3% |
| Amenities | Pool, clubhouse | +2% |
| Net Location Adjustment | +12% |
Calculation: $52,190 × 1.12 = $58,453
Step 5: Research Comparable Sales
Compare to recent similar mobile home sales:
| Comparable | Details | Sale Price | $/Sq Ft |
|---|---|---|---|
| Comp 1 | 2014, 1,350 sq ft, Fair | $48,500 | $35.93 |
| Comp 2 | 2016, 1,450 sq ft, Good | $62,000 | $42.76 |
| Comp 3 | 2015, 1,400 sq ft, Good | $57,500 | $41.07 |
| Average $/Sq Ft | $39.92 |
Step 6: Calculate Market-Based Value
Apply comparable $/sq ft to subject property:
| Component | Value |
|---|---|
| Square Footage | 1,400 |
| Market $/Sq Ft | × $39.92 |
| Market-Based Value | $55,888 |
Calculation: 1,400 × $39.92 = $55,888
Step 7: Reconcile Valuation Methods
Combine depreciation and market approaches:
| Method | Value | Weight | Weighted |
|---|---|---|---|
| Cost/Depreciation Approach | $58,453 | 40% | $23,381 |
| Market Comparison Approach | $55,888 | 60% | $33,533 |
| Weighted Average Value | $56,914 | ||
Calculation: $23,381 + $33,533 = $56,914
Step 8: Apply Final Adjustments
Account for market conditions and unique factors:
| Final Adjustment | Impact |
|---|---|
| Calculated Value | $56,914 |
| Current Market Conditions (seller’s market) | +$2,000 |
| Park Approval for Sale (required) | $0 |
| Recent Repairs (new AC) | +$1,500 |
| Final Appraised Value | $60,414 |
Calculation: $56,914 + $2,000 + $1,500 = $60,414
Step 9: Round to Market Value
Create practical listing/offer price:
| Valuation Type | Amount |
|---|---|
| Calculated Value | $60,414 |
| Rounded Market Value | $60,000 |
| Listing Price Range | $58,000 – $62,000 |
| Recommended List Price | $61,900 |
Reasoning: List slightly above value to allow negotiation room.
Step 10: Calculate Value Loss from Original
Show depreciation impact:
| Metric | Value |
|---|---|
| Original Purchase Price (2015) | $78,000 |
| Current Value (2025) | $60,000 |
| Total Depreciation | -$18,000 |
| Percentage Loss | -23.1% |
| Annual Depreciation Rate | 2.31% per year |
Calculation: ($18,000 ÷ $78,000) = 0.231 = 23.1% loss
Final Answer: The mobile home is valued at approximately $60,000, representing 23% depreciation from the original $78,000 purchase price
What This Means
A 23% depreciation over 10 years (2.3% annually) is actually favorable for a mobile home—they typically lose 40-50% in the same period. The relatively low depreciation reflects good maintenance, desirable community, and improvements made. However, without land ownership, the mobile home will continue depreciating, unlike traditional homes which often appreciate. Buyers should factor in ongoing lot rent ($450/month = $5,400/year) when evaluating affordability.
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