How Much Do Clayton Homes Cost? Full Price Breakdown by Model & Location

Clayton Homes has established itself as a prominent manufacturer in the factory-built housing industry, providing affordable housing solutions across the United States. The company produces single-section, multi-section, and modular homes with varying features, sizes, and price points. Prospective buyers often find that manufactured homes offer significant cost advantages compared to traditional site-built construction, but understanding the complete pricing picture requires examining multiple factors beyond the base home price.

Popular Clayton Homes Models and Price Ranges

Clayton Homes manufactures hundreds of floor plans ranging from compact single-wide units to spacious multi-section homes with premium features. Entry-level single-wide homes typically start between $40,000 and $60,000 for basic models ranging from 600 to 1,200 square feet. These homes include essential features but limited customization options. Mid-range double-wide homes, which are the most popular category, generally fall between $70,000 and $130,000 for homes spanning 1,200 to 2,000 square feet. These models offer more layout flexibility, additional bedrooms, and upgraded standard features. Premium multi-section and modular homes can range from $150,000 to $250,000 or more, featuring high-end finishes, energy-efficient systems, larger square footage exceeding 2,500 square feet, and extensive customization possibilities. Specialty models with luxury appointments or unique architectural features may exceed these ranges depending on specifications and location.

Price Differences by State and Region

Geographic location significantly impacts the final cost of a Clayton home due to varying land prices, labor costs, transportation expenses, and local regulations. In the Southeast region, including states like Alabama, Georgia, and South Carolina, base home prices tend to be lower, with typical double-wide homes ranging from $65,000 to $110,000 before land and installation. The Midwest, covering states such as Ohio, Indiana, and Missouri, shows similar pricing patterns with slight variations based on local market conditions, typically ranging from $70,000 to $120,000. Western states, particularly California, Washington, and Colorado, experience higher costs due to stricter building codes and transportation distances, with comparable homes ranging from $90,000 to $150,000 or more. The Northeast region, including Pennsylvania and New York, falls in the mid-to-upper price range due to climate considerations requiring enhanced insulation and foundation requirements, typically between $80,000 to $140,000. These regional differences also reflect varying site preparation costs, permit fees, and installation labor rates that can add $15,000 to $50,000 to the base home price depending on location and site conditions.

Cost Factors: Customization and Upgrades

The base price of a Clayton home represents only the starting point, with numerous customization options and necessary upgrades affecting the total investment. Interior upgrades such as premium flooring, upgraded cabinetry, granite or quartz countertops, and enhanced lighting fixtures can add $5,000 to $25,000 depending on selections. Exterior enhancements including upgraded siding materials, architectural shingles, covered porches, and enhanced trim packages typically add $3,000 to $15,000. Energy efficiency improvements such as enhanced insulation packages, high-efficiency HVAC systems, energy-efficient windows, and upgraded appliances can increase costs by $4,000 to $12,000 but provide long-term utility savings. Structural modifications like additional square footage, vaulted ceilings, extra windows, or modified floor plans can significantly impact pricing, adding anywhere from $8,000 to $40,000 or more. Beyond the home itself, site preparation costs including foundation work, utility connections, driveway installation, and landscaping typically range from $20,000 to $60,000 depending on site conditions and local requirements. Transportation and installation fees vary based on distance from the manufacturing facility and complexity of setup, generally ranging from $5,000 to $15,000.

Prices, rates, or cost estimates mentioned in this article are based on the latest available information but may change over time. Independent research is advised before making financial decisions.

Financing Options for Clayton Homes in 2026

Financing a manufactured or modular home differs somewhat from traditional mortgage financing, though options have expanded in recent years. Clayton Homes offers in-house financing through 21st Mortgage Corporation, which specializes in manufactured home loans and may approve buyers who face challenges with conventional lenders. These loans typically feature competitive interest rates for qualified buyers, flexible down payment requirements sometimes as low as 5 percent, and streamlined approval processes tailored to manufactured housing. Conventional mortgage financing through FHA, VA, or USDA loans is available for modular homes and manufactured homes permanently affixed to owned land, often providing lower interest rates and longer terms than chattel loans. Chattel loans, which treat the home as personal property rather than real estate, are common for manufactured homes placed in land-lease communities, though they typically carry higher interest rates and shorter terms than traditional mortgages. Some buyers pursue personal loans or home equity financing if purchasing a manufactured home as a secondary residence or investment property. Working with lenders experienced in manufactured housing ensures buyers understand available options and qualification requirements specific to factory-built homes.

Comparing Clayton Homes to Traditional Housing Costs

When evaluating housing options, comparing manufactured homes to traditional site-built construction reveals significant cost differences. Traditional new construction homes in the United States average between $150 and $300 per square foot depending on location and specifications, meaning a 2,000-square-foot home typically costs $300,000 to $600,000 or more. Clayton manufactured homes generally range from $50 to $100 per square foot for the home itself, offering substantial savings even after adding site preparation and installation costs. The total investment for a complete manufactured home setup, including land, typically ranges from $100 to $175 per square foot. Beyond initial purchase price, manufactured homes often feature lower property taxes due to different assessment methods in many jurisdictions, reduced insurance costs compared to traditional homes in some areas, and lower maintenance expenses due to newer construction and efficient systems. However, manufactured homes may appreciate more slowly than traditional construction in some markets, and financing costs can be higher if using chattel loans rather than traditional mortgages. For budget-conscious buyers, first-time homeowners, or those seeking affordable housing in expensive markets, Clayton Homes and similar manufacturers provide viable alternatives to traditional construction while still offering quality construction, modern amenities, and customization possibilities.

Investing in a Clayton home involves careful consideration of base pricing, regional variations, customization desires, site requirements, and financing options. By understanding these cost components and comparing them to traditional housing alternatives, prospective buyers can determine whether a manufactured or modular home aligns with their budget and housing goals. Researching local dealers, visiting model homes, and consulting with financing specialists provides the detailed information necessary to make confident decisions about this significant investment.