Mobile Home Valuation Calculator
Find out what your mobile home is worth. Get an accurate estimate based on age, condition, size, and location.
How the Mobile Home Valuation Calculator works
Enter your home’s year, size, condition, and location. Get instant valuation using actual market data and depreciation rates.
Price your mobile home correctly when selling or buying. Avoid overpaying or leaving money on the table.
How it works
Tutorial
Mobile homes lose value over time, unlike traditional houses. A mobile home typically depreciates 3-5% per year, more like a car than real estate. Age, condition, and location determine the final value.
Use the calculator above for instant results, or follow this guide to calculate manually.
The Formula
| Component | Formula |
|---|---|
| Base Value | Original Price × (1 – Depreciation Rate) ^ Years |
| Condition Adjustment | Base Value × Condition Factor |
| Location Adjustment | Adjusted Value × Location Factor |
| Final Value | Sum of all adjustments |
Step-by-Step Example
Let’s value a mobile home in good condition.
Step 1: Determine Base Value
| Detail | Value |
|---|---|
| Original purchase price (2010) | $65,000 |
| Current year | 2025 |
| Age | 15 years |
| Annual depreciation rate | 4% |
Step 2: Calculate Depreciated Value
Formula: Original Price × (1 – 0.04)^15
$65,000 × (0.96)^15 = $65,000 × 0.542 =$35,230
After 15 years of 4% annual depreciation, base value is$35,230
Step 3: Adjust for Condition
| Condition | Factor | Description |
|---|---|---|
| Excellent | 1.15 | Like new, all updates |
| Good | 1.00 | Well-maintained, minor wear |
| Fair | 0.85 | Some repairs needed |
| Poor | 0.70 | Major repairs needed |
This home is in good condition: $35,230 × 1.00 =$35,230
Step 4: Adjust for Location
| Location Type | Factor | Why |
|---|---|---|
| Owned land | 1.30 | You own the land beneath |
| Nice park, low lot rent | 1.10 | Desirable, affordable |
| Average park | 1.00 | Standard situation |
| Poor park or high rent | 0.85 | Less desirable |
Located in nice park with low rent: $35,230 × 1.10 =$38,753
Step 5: Adjust for Size
| Size | Square Feet | Adjustment |
|---|---|---|
| Your home | 1,200 sq ft | Baseline |
| Average comparable | 1,100 sq ft | +9% |
Adjustment: (1,200 – 1,100) ÷ 1,100 = 0.09 or 9% premium
$38,753 × 1.09 =$42,241
Step 6: Add Value of Improvements
| Improvement | Cost | Value Added (50% of cost) |
|---|---|---|
| New HVAC (3 years old) | $4,000 | $2,000 |
| New roof (2 years old) | $3,500 | $1,750 |
| Deck addition | $2,000 | $1,000 |
| Total added value | $4,750 |
Note: Improvements typically add 50-60% of their cost in value, not 100%
Step 7: Calculate Final Value
| Component | Amount |
|---|---|
| Base value after depreciation | $42,241 |
| + Value of improvements | + $4,750 |
| Estimated market value | $46,991 |
Final Answer:This mobile home is worth approximately$47,000
What This Means
This 15-year-old mobile home has lost about 28% of its original value but is worth more than the straight depreciation would suggest due to its good condition, desirable location, and recent improvements. A fair asking price would be$45,000-$49,000.
Tips for maximizing value:
- Keep it in excellent condition – prevents rapid depreciation
- Own the land if possible – adds 30% to value
- Make strategic improvements (HVAC, roof, skirting)
- Choose a well-maintained park with reasonable lot rent
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