Buying a new manufactured home or mobile home can be exciting. You pick out floorplans, colors, options, models… but when the quotes come, sometimes you discover that what you assumed was “included” is actually an extra cost. That porch you loved? Might not be in the base price. That special siding or upgraded windows? Might be a pricey add-on.
This uncertainty is one of the biggest frustration points for manufactured/mobile home buyers. Let’s dig into the common issues, why this happens, and how you can protect yourself so there are no surprises when your home’s final cost comes in.
Why “What’s Included” is Often Confusing
- Base Price vs Standard Inclusions vs Upgrades
- Builders or manufacturers often advertise a “base price” or “starting price,” which includes some standard features, but many features shown in brochures or models are upgrades.
- What is considered “standard” can vary wildly. For example, cabinetry style, flooring quality, light fixtures, appliances — some homes include high-end versions; others include basic versions. Without a detailed inclusions list, you won’t know until invoice time.
- Lack of Transparency in Brochures & Sales Materials
- Marketing materials often show model homes or display homes loaded with optional extras. The visuals look polished, upgraded, high aesthetics. Buyers may assume what they see in the display is what’s included.
- Some sales reps may be vague about what’s standard vs optional, or they won’t highlight the difference until later.
- Varying Terminology & Hidden Costs
- Phrases like “includes porch option,” “reasonable allowance,” “upgrade package,” “premium siding,” “decorative trim” might sound standard but could cost extra. What’s a “reasonable allowance” for cabinets might cover minimal cabinets vs what you truly want.
- There are often hidden or unexpected costs: porches, decks, patios, window treatments, shutters, upgraded appliances, landscaping, driveways, site prep, foundation or tie-downs, skirting, utilities hookups.
- Model Homes vs Your Home
- Model homes are often “optioned up” to show what’s possible, not what’s standard. They may include special trim, exterior facing, landscaping, high-end finishes that are not part of most base packages.
- Buyers often see model homes and assume their home will look exactly like that, only to later realize many of those features were extras.
- Upgrades, Customization & Supply Constraints
- If you decide on upgrades (better flooring, better windows, upgraded appliances), these usually come at added cost. Some builders may allow more upgrades than others.
- Sometimes, what is “optional” may become required due to site or code (e.g. stiffer insulation, certain siding for weather, certain roofing materials), and these costs might not be obvious at first.
What Features & Inclusions Buyers Should Always Clarify
Here are some of the most common items you should confirm whether they are included in your manufactured home / mobile home purchase price:
- Appliances: Is a refrigerator, range/stove, dishwasher, microwave included? What brand/quality? (InterNACHI)
- HVAC system: Standard heating & cooling? What efficiency rating? Is ductwork, vents, thermostat included?
- Plumbing fixtures, sinks, faucets, toilets: Are these standard or upgraded? What types & how many?
- Windows & doors: Type (double-pane, energy efficient), style, number. Exterior doors, storm doors, front entrance features.
- Flooring: Is carpet included? Vinyl floor? Tile in wet areas? Upgraded options? (Home Nation)
- Lighting & fixtures: Ceiling fans, light fixtures, outdoor lighting, standard or upgraded.
- Exterior features: Porch/porch deck, decks/patios, siding type, roofing material, gutters, shutters, skirting around the home.
- Interior finishes: Cabinet quality, countertop material, trim, ceiling finish (flat, vaulted), wallboard vs drywall, paint quality.
- Utilities & hookups: Are water, sewer, electricity, gas hookups included? Is site prep, driveway, foundations/tie-downs included or extra?
- Warranty coverage: What is included under manufacturer warranty? What about transportation, installation, site work?
Keywords and Phrases to Use / Search When Evaluating Inclusions
Using these high-searched keywords can help you find relevant info online, compare homes, ask the right questions, and ensure what you’re getting matches what you expect:
- manufactured home inclusions list
- mobile home what comes included
- manufactured home standard features vs upgrades
- mobile home base price included features
- manufactured home porch options included
- manufactured home appliance package included
- mobile home exterior siding included
- manufactured home flooring included
How to Avoid Surprises & Overcome Unclear Inclusions
Here are practical steps you can take to make sure you know exactly what’s included when purchasing a manufactured/mobile home:
- Get a Written Inclusions List
- Ask the retailer/manufacturer for a detailed inclusions list in writing. It should explicitly list what is included in the base price vs what is optional extra.
- It’s helpful if it includes brand names, materials, quantities. (For example: “Laminate countertops”, “vinyl siding”, “30-gal hot water heater”, “no porch included unless upgraded to plan X.”)
- Compare Multiple Quotes
- Compare models from different home centers. See what similar models include in their base price. That lets you see what items are commonly included vs what people charge extras for.
- Visit Display Homes & Tour Finished Models
- Walk through display homes. Pay attention to what finishes look like in real life. Ask about what you see: “Is this standard or upgraded?”
- Ask the sales rep to show you the difference between base vs upgrade finishes in display homes (for example different cabinet styles or flooring).
- Clarify Porch/Exterior Options
- If you want a porch, deck, patio, or special exterior feature, ask if it’s included. If not, get pricing. Sometimes adding a porch adds several thousands of dollars, and may require additional permits or site prep.
- Understand What Is Optional & What Is Mandatory
- Some extras are optional – you choose them. Others might become mandatory because of local building code, site constraints, or installer requirements. Ask about code-required features.
- Budget Extra for Upgrades & Surprises
- Include in your budget a buffer for features you might later decide to add. Sometimes the difference between “standard” and “display/home center model” can be major.
- Work With a Trustworthy Manufactured Home Retail Center
A good home center will help you with:- Transparency: They should show you clearly what’s included vs optional.
- Sample boards or showrooms: Physical samples of flooring, countertops, siding, roofing, trim so you can visually compare.
- Strong customer service: They should walk you through all line items, explain what’s standard, what’s upgrades, help you avoid “add-ons” you don’t want.
- Local knowledge: They understand your county’s permit/codes and what has to be included because of code (e.g. insulation, roofing material, porches) so you don’t get surprised by code-mandated “extras.”
Why It Matters: The Costs of Assuming Too Much
- Underestimating cost: Thinking something is included when it isn’t can lead to extra thousands of dollars in upgrades and options after you’ve already committed.
- Delays in delivery or installation: If upgrades are ordered late or changes made last minute, materials may be delayed, installation timeline stretched.
- Disappointment: You picked a model expecting a porch, upgraded siding, etc., only to get something more basic. Performance and curb appeal suffer.
- Resale and financing impact: Higher-end finishes, exterior features, and good quality materials help resale. Also, lenders may evaluate the home’s “real property” status based on things like permanent foundation, siding, porches.
Example: What Champion Homes Includes Standardly (vs Optional)
To illustrate, here are some real-world examples:
- Champion Homes standard inclusions often include standard flooring, cabinets and shelves, plumbing fixtures, light fixtures, washer/dryer hookups, and a standard whole-home water shut-off valve.
- Optional extras with Champion homes often include decks, patios, certain upgraded appliances, garages/porch options, certain appliance brands, etc.
Knowing what that home center normally includes helps you ask better questions and see where the upgrades cost is.
Conclusion
If there’s one thing you should walk away knowing when shopping for a manufactured home or mobile home, it’s this: never assume that everything in the brochure or showroom is included in your price. Be proactive. Ask questions. Get everything in writing.
Your dream home should come with clarity about what’s included, so you’re not paying extra or being disappointed after the fact. Work with a home center that values transparency, gives you real physical samples, and helps you understand exactly what you’re buying. That way, your manufactured/mobile home purchase will feel fair—and much less stressful.
Join Our Community:
This isn’t just a blog—it’s a growing network of homeowners, future buyers, and industry enthusiasts!
Follow us and stay updated:
- Facebook: Chris Sells South Carolina
- Instagram: https://www.instagram.com/chrissellssouthcarolina/
- YouTube: https://www.youtube.com/@ChrisSellsSC
- TikTok: https://www.tiktok.com/@chrissellssc?is_from_webapp=1&sender_device=pc