What Manufactured Homes Cost in Las Vegas and Pahrump: 2,056 Sales With Land, by City, Age and Financing

Manufactured homes sold with their land are among the lowest-priced ways to own a house and the ground under it in Southern Nevada. That makes it worth knowing exactly what you are buying. Two homes of similar size can sell, finance and resell very differently depending on whether the lot is a small east Las Vegas parcel or an acre in Pahrump, whether the home was built before or after 1976, and whether it sits in a community restricted to older residents. The year built alone can decide whether an FHA lender can finance it.

We pulled every manufactured home sold through the Las Vegas MLS in Clark and Nye counties with a closing date from October 1, 2023 to September 30, 2026: 2,056 sales. We compared them with the 18,453 site-built houses that sold in the same ZIP codes over the same months, and broke the manufactured sales down by city, community, lot size, year built and how the buyer paid. We also counted the 360 manufactured homes listed for sale on November 14, 2026.

Manufactured homes sold with their own lots in Clark and Nye counties went for a median $249,000, or $174 per square foot, across 2,056 MLS closings from October 2023 to September 2026, against $432,900 for site-built houses in the same ZIP codes. Pahrump, at a median $250,000, and Las Vegas, at $241,750, supplied 1,685 of those sales. The year built shapes financing: 77% of homes built before 1976 sold for cash.

• Pahrump sales sat on a median 1.04 acres at a median $250,000 from October 2023 to September 2026.
• ZIP for ZIP, manufactured homes sold for about 21% less per square foot than houses, October 2023 to September 2026.
• FHA financed 28.8% of sales in that window, but only 3 of 184 homes built before 1976.
• 434 sales from October 2023 to September 2026 were flagged for older residents, at a median $231,625.
• On November 14, 2026, 360 were listed, about 6.5 months of supply.

Which manufactured home sales does this study cover?

The Las Vegas MLS records a manufactured home as its own property type, separate from site-built houses, townhomes and condos. We kept every record of that type in Clark and Nye counties whose MLS status was Closed and whose closing date fell between October 1, 2023 and September 30, 2026. Fifty-eight more closings in other counties the board covers, such as White Pine and Lincoln, are left out so the figures describe Southern Nevada. September is the last month included because it ended more than 40 days before the pull, the settling period we allow for closings that post late.

These are, almost entirely, homes sold together with their land. Of the 2,056 sales, 2,019 carried a recorded lot size, and 1,082 of those lots were under a quarter acre while 667 were an acre or more. A home on a rented space in a mobile-home park is usually a different transaction, and the MLS records here say little about that market: the public remarks on 68 of the 2,056 sales mention space rent or a land lease, which suggests a small number of leased-land sales are mixed in. If a park home is what you want, our Nevada manufactured home financing guide covers park rents and the personal-property loans those homes use.

For comparison we pulled every site-built single-family house that closed in the same 35 ZIP codes over the same 36 months. Site-built sales cluster in different ZIP codes than manufactured ones, so where it matters we also weight each ZIP code by its manufactured sales to compare like with like. Two fields matter for the rest of this guide. The year built comes from the MLS entry, and buyer financing is the loan type the listing agent recorded at closing, which was filled in on every one of the 2,056 manufactured sales. Our Las Vegas manufactured and mobile homes for sale page shows the current listings that this study counts.

What does a manufactured home cost in Las Vegas, Pahrump, Henderson and Boulder City?

Across all 2,056 sales from October 2023 to September 2026, the median manufactured home sold for $249,000, or $174 per square foot, at a median 1,404 square feet. Half sold between $188,500 and $295,000. Site-built houses in the same ZIP codes closed at a median $432,900, or $247 per square foot, at a median 1,800 square feet. Those pooled medians overstate the gap, because the houses include large numbers of sales in higher-priced ZIP codes where few manufactured homes sell; 89074 in Henderson, for example, had one manufactured sale and 1,315 site-built ones. Comparing each ZIP code's medians and weighting by manufactured sales, a manufactured home sold for about 21% less per square foot and about 34% less per home.

Rows with fewer than 20 sales, and Sandy Valley's five site-built sales, carry wide uncertainty. Pahrump and Las Vegas sold at nearly the same price from October 2023 to September 2026 but are very different purchases. The median Pahrump sale came with a little over an acre and a home built in 1996; the median Las Vegas sale sat on 0.12 acre with a home built in 1982. Among cities with 50 or more sales, Boulder City was the most expensive place to buy one, at a median $345,000 across 71 sales, which reflects the city's overall prices: its site-built houses sold for a median $530,000 over the same months. The Boulder City hub and Henderson hub cover those cities' wider markets, and our Pahrump housing market guide puts Pahrump's manufactured homes beside its stick-built inventory.

Where are manufactured homes on owned lots in the Las Vegas Valley?

They cluster in a handful of older recorded subdivisions, mostly on the east side. Of the 726 Las Vegas sales from October 2023 to September 2026, 351 were in ZIP 89122, 118 in 89156, 63 in 89103, 55 in 89115 and 48 in 89121. The single biggest community was Desert Inn Mobile Estates, recorded in three units in 89122, with 319 sales, and 260 of those sales carried the MLS flag for a community restricted to older residents.

Several of these names still include "trailer estates" or "mobile home park" because that is how the land was first recorded, but the sales above are of homes on individual lots. Royal Ridge is recorded as "Royal Ridge Mobile Home Park aka Decatur Gardens", and 60 of its 63 sales carried the older-residents flag, with median dues of $140, the highest in the table outside Pahrump's Desert Greens. Sunrise Trailer Estates in 89156 and Desert Inn Estate in 89121 recorded no HOA dues on their sales, though recorded covenants and county zoning can still limit RVs, carports and outbuildings, so check both.

Prices across the valley communities sat in a narrow band from October 2023 to September 2026, $230,000 to $286,000, so the choice usually comes down to age restrictions, dues and lot size rather than price. The Las Vegas hub covers the surrounding neighborhoods, and a buyer comparing these homes with an attached product can read our analysis of whether a Pahrump house or a Las Vegas townhome is the better use of the same budget.

What do you get for the money in Pahrump?

Land. Pahrump produced 959 of the 2,056 sales from October 2023 to September 2026, more than any other city, and 559 of them sat on an acre or more. The median Pahrump manufactured home sold for $250,000 with 1.04 acres and 1,411 square feet, built in 1996. Over the same months, site-built houses in the same Pahrump ZIP codes sold for a median $380,000, at $205 per square foot against $173 for the manufactured homes.

The sales split between town lots and acreage. The Calvada Valley tracts, close to town in 89048, produced 159 sales at a median $189,900 on about an eighth of an acre, and 94 of those sales carried a small HOA fee with a median of $30. Green Saddle Ranch in 89061 sold 52 homes at a median $249,500 on a median 1.1 acres with no HOA recorded. Desert Greens is the opposite type: 52 sales at a median $197,000 on very small lots, 50 of them flagged for older residents, with median dues of $175. Pahrump also had 291 sales of homes built in 2000 or later, the largest pool of newer manufactured homes in the study, and 17 of the 33 sales the MLS marked as new construction.

Acreage brings its own checks. Across all 2,056 sales from October 2023 to September 2026, 605 listing remarks mentioned a well or a septic system. A well and a septic system need their own inspections and, for a well, a look at the water rights and the pump, before an offer goes firm. Our Pahrump land and acreage guide walks through water, septic and zoning, and the Pahrump homes for sale page shows what is listed now. The Pahrump hub covers commuting, schools and services.

How much does lot size add to a manufactured home's price?

Less than buyers often expect, because acreage in this market is mostly in Pahrump and the outlying towns, where land costs less. From October 2023 to September 2026, manufactured homes on lots under a quarter acre sold for a median $235,000, homes on a quarter acre to just under an acre sold for $258,500, and homes on an acre or more sold for $275,000. Price per square foot barely moved, from $172 to $179, and the bigger lots usually carried bigger homes: a median 1,344 square feet on the small lots against 1,520 on the acre-plus lots.

The difference shows up in how buyers paid more than in price. Cash bought 38.0% of the small-lot sales, 31.9% of the quarter-acre-to-acre sales and 32.8% of the acre-plus sales from October 2023 to September 2026. A small lot in east Las Vegas or Boulder City puts you near jobs, shopping and the freeway; an acre in Pahrump or Sandy Valley puts you on room for animals, outbuildings and RVs, with a longer drive. For buyers weighing land for horses, our Las Vegas horse property guide covers zoning and the acreage that allows them.

Why does the year a manufactured home was built matter so much?

Because FHA's rules draw a line at June 15, 1976. HUD's Handbook 4000.1, last revised August 12, 2026, says a manufactured home financed with an FHA Title II mortgage must carry the HUD Certification Label, or a label verification, showing it was built on or after June 15, 1976 under the federal manufactured home construction and safety standards. The handbook's appraisal section adds that homes produced before that date are ineligible for insured financing, whatever their condition.

The sales record follows the rule. Of the 184 homes the MLS lists as built before 1976 that sold from October 2023 to September 2026, 142 sold for cash and 19 with seller financing, while only 3 were recorded as FHA, entries that are worth reading as possible year-built errors. Those older homes sold for a median $175,000, about $70,000 below the 1976-to-1999 group, at $143 per square foot, and for a median 90.7% of their first asking price. The newest group, built in 2000 or later, sold for a median $287,500, and FHA was the most common way buyers paid for it.

For a seller, the year built sets the size of the buyer pool before the price does. For a buyer of a pre-1976 home, it means planning for cash, seller financing or a lender that does not use FHA rules, and for a lower resale price later. The bands in the table use the calendar year, so a home built from January 1 to June 14, 1976 sits in the 1976-to-1999 group even though it predates the HUD Code. The same handbook describes the HUD label as a small aluminum plate fixed to the outside at one end of each section, and the data plate as a paper document inside the home, usually near the electric panel, in the utility room or in a kitchen cabinet, listing the manufacturer, serial number, model and date of manufacture. Ask to see both early. Our guide to manufactured versus modular homes in Nevada explains how the state classifies each type.

How do buyers finance manufactured homes in Southern Nevada?

Cash led, but most buyers borrowed. Of the 2,056 sales from October 2023 to September 2026, 731 (35.6%) were cash, 592 (28.8%) FHA, 430 (20.9%) conventional, 220 (10.7%) VA and 45 (2.2%) seller financed, with the rest spread across private, assumed and other terms. Site-built houses in the same ZIP codes were 19.5% cash and 25.3% FHA, so manufactured buyers were far more likely to pay cash and somewhat more likely to use FHA.

The FHA rules go beyond age. The same section of HUD Handbook 4000.1 requires a one-family home of at least 400 square feet, classified as real estate, built on a permanent chassis and set on a permanent foundation that follows HUD's Permanent Foundations Guide for Manufactured Housing, with a licensed engineer's or architect's certification. It also requires the home to have been transported directly from the manufacturer or the dealership to the site, so ask whether a home was ever set up somewhere else.

Conventional loans have their own limits. Fannie Mae's Selling Guide on manufactured housing loan eligibility says it buys loans on manufactured homes that are principal residences, single-width or multi-width, and second homes only if multi-width; investment properties are ineligible. The loan must be secured by the home and the land, and both must be legally real property under state law. A buyer planning a rental or a single-wide weekend place should line up financing before writing an offer, since these limits apply to Fannie Mae-backed conventional loans. Our FHA home loans in Nevada guide covers down payment and loan limits, and a mortgage pre-approval that names the property type tells you early whether the home you want can be financed.

What makes a manufactured home real property in Nevada?

A manufactured home starts life as titled personal property, like a vehicle. NRS 361.244 says it becomes eligible to be real property when it is permanently affixed to land owned by the home's owner, or to leased land when the financing follows Fannie Mae, Freddie Mac or USDA guidelines. It becomes real property only when the county assessor places it on the tax roll as real property, and the statute lists what must happen first: the Nevada Housing Division verifies the conversion, the current year's personal property tax is paid in full, an affidavit of conversion is recorded with the county recorder, and the owner or dealer delivers the recorded affidavit and the home's documents to the Division.

The statute also has a separate path: under subsection 5, the assessor places a manufactured home on the roll as real property, without those steps, when it was permanently affixed on or after July 1, 2001 to a residential lot under a local ordinance required by NRS 278.02095. Either way, the paperwork deserves as much attention as the inspection. FHA requires the home to be classified as real estate, though not necessarily taxed as real estate, and Fannie Mae requires the home and the land to be legally real property under state law, so a home that was never converted can be a problem for both. The Nevada Housing Division's manufactured housing titles and ownership page offers an online title search by serial number, owner name or other details, and its fee schedule lists a $60 fee for an affidavit of conversion from personal to real property.

The sales record shows how often listings raise the point: 389 of the 2,056 closed listings from October 2023 to September 2026 mentioned a permanent foundation, real property status or a conversion in their public remarks. Ask the seller for the recorded affidavit, check the Housing Division's title record against the home's serial numbers, and have the title company confirm that the home is part of the real property it is insuring.

Are age-restricted manufactured home communities cheaper?

Slightly. Of the 2,056 sales from October 2023 to September 2026, 434 carried the MLS flag for a community restricted to older residents, and they sold for a median $231,625, against $255,000 for the other 1,622 sales. They sat on smaller lots, a median 0.11 acre, and almost all of them were in an HOA, with median dues of $98. Buyers paid cash on 179 of the 434, or 41.2%.

Four communities account for most of these sales from October 2023 to September 2026. Desert Inn Mobile Estates in 89122 had 260 flagged sales of its 319, Royal Ridge in 89103 had 60 of 63, Lake Mountain Estates in Boulder City 46 of 47, and Desert Greens in Pahrump 50 of 52. The flag is entered by listing agents and can be uneven inside one community: in Desert Inn Mobile Estates it appears on 126 of 127 sales in unit 3 but on 79 of 110 in unit 2 and 54 of 81 in unit 1, so confirm a community's status in its documents rather than from a listing. In Boulder City, 47 of the city's 71 manufactured sales were in Lake Mountain Estates, at a median $366,350, which is one reason the city's manufactured median, $345,000, sat above the other large markets. Each community's age rules are set in its governing documents, so read them before you commit; our guide to Las Vegas 55+ community rules explains who can live in an age-restricted community.

The age rule also shapes resale. A flagged community sells to a narrower group of buyers, and the dues, a median $98 a month on these sales, are a monthly cost to weigh within the same budget. Our Las Vegas 55+ communities guide covers the site-built active-adult communities that compete with these homes for the same buyers.

How long do manufactured homes take to sell, and how far below asking?

A little longer than houses, and further below the first price. Across the 2,056 sales from October 2023 to September 2026, the median manufactured home spent 27 days on the market and sold for 96.5% of its original asking price, with 68.5% selling below it. Site-built houses in the same ZIP codes spent a median 24 days on the market and sold for 98.2% of their original asking price, with 63.8% selling below it.

The trend slowed while prices held. In the 12 months to September 2024, the median manufactured home sold in 21 days; in the 12 months to September 2025, 29 days; and in the 12 months to September 2026, 33 days. The share selling below the original asking price rose from 65.2% to 68.4% to 71.8%. Prices moved within a narrow band: a median $242,000, then $255,000, then $246,000, on 655, 737 and 664 sales. Monthly counts stayed between 33 and 92 sales across the window, with the usual winter dip, and no single month stood out as a reporting gap.

The oldest homes sat longest. Homes built before 1976 had a median 35 days on the market from October 2023 to September 2026 and closed at a median 90.7% of their first asking price, a reflection of a buyer pool that is mostly cash. A seller of an older home should price for that pool from the start rather than chasing the buyers a lender would bring for a newer one.

How many manufactured homes are for sale right now?

On November 14, 2026, 360 manufactured homes were listed for sale in Clark and Nye counties. Their median asking price was $265,000, or $185 per square foot, and the median listing had been on the market 74 days counted from its list date. Against the 664 sales in the 12 months to September 2026, about 55 a month, that is about 6.5 months of supply.

Pahrump held 164 of the listings and Las Vegas 114, followed by Sandy Valley with 15, Overton with 14, Boulder City with 13, Laughlin with 10 and Henderson with 8. Seventy listings asked less than $200,000, and 19 asked $400,000 or more. The asking prices sit above the closed prices for the same reasons they do in any market: most listings close below their first price, as the previous section shows, so a list price is an opening position, not a value.

With about six months of supply and sales taking longer each year since 2024, buyers have room to negotiate on homes that have been listed for a while, especially older homes that FHA cannot finance. Sellers should expect a longer marketing period than the 2023-to-2024 pace. The Las Vegas manufactured and mobile homes for sale page shows these listings with their days on the market.

Is a manufactured home or a small house the better buy?

It depends on what the budget has to cover, and the sales record makes the trade-offs specific. Here are the two side by side in the same ZIP codes over the same 36 months.

The manufactured home wins on entry price and on land: it sold for about $184,000 less at the pooled medians, or about 34% less comparing ZIP code by ZIP code, and came with a slightly larger lot. The house wins on size, age, financing options and resale speed. A buyer who can stretch to the house's price will usually find more lenders, a larger buyer pool when it is time to sell and a home built to the local building code. A buyer for whom $250,000 is the ceiling, or who wants acreage for animals, an RV or a workshop, may find the manufactured home is the only way to own land at that price. Our first-time buyer resources cover down payment help that applies to either.

What should you check before buying a manufactured home in Las Vegas or Pahrump?

Start with the age and the labels. Confirm the year built against the HUD Certification Label and the data plate, since a home built before June 15, 1976 rules out FHA. If you plan to use FHA, ask whether the seller has a foundation certification from an earlier FHA loan, since HUD's handbook allows a copy from a previous FHA-insured mortgage when the foundation met the guide in effect at the time and there have been no alterations or observable damage since; otherwise the lender will need a new certification from a licensed engineer or architect.

Next, the title. Confirm that the home is real property under NRS 361.244, usually through a recorded affidavit of conversion, and run the Nevada Housing Division's title search by serial number to make sure the ownership record and any liens match what the seller says. If the home was set up somewhere else before it reached this lot, it does not meet FHA's direct-transport rule.

Then the land. On acreage, inspect the well and the septic system separately and ask what permits or water rights come with the well. In a community flagged for older residents, read the age rules and the CC&Rs; in any HOA, ask for the dues, the reserves and any rules on RVs, sheds and rentals. Finally, run the numbers on resale: from October 2023 to September 2026, homes built before 1976 sold for a median $175,000 against $287,500 for homes built in 2000 or later, and they took longer to sell. Our Nevada manufactured home financing guide covers loan programs, rates and park homes in more detail.

Where do you start if you want to buy a manufactured home in Southern Nevada?

Decide first whether you are buying land or location. If you want acreage, Pahrump is where the sales record says manufactured homes on an acre or more actually sell: 559 of the 667 acre-plus sales from October 2023 to September 2026, followed by Sandy Valley with 33, Overton with 18 and Logandale with 14, at a median $275,000. If you want to stay close to Las Vegas jobs and services, east-side communities in 89122, 89156, 89110 and 89121 sold for a median of $230,000 to $286,000, often with HOA dues and, at Desert Inn Mobile Estates, age rules.

Then line up financing that fits the home. A newer home on its own lot can qualify for FHA or Fannie Mae-backed conventional financing if it meets the rules above; a home built before 1976 narrows you to cash, seller financing or a lender that does not use FHA rules. Get pre-approved for the specific property type before you write an offer, and build title, foundation and well checks into the contract's contingency period.

If you are selling, price for the buyer pool your home's age allows, and have the conversion paperwork and any foundation certification ready before you list, since a buyer's lender may ask for both. Ask us for the latest sales in your community: call us at (702) 637-1759 or reach us through our contact page to talk through a specific home, lot or listing.

Frequently Asked Questions

How much does a manufactured home cost in Las Vegas?

Manufactured homes sold with their lots in the city of Las Vegas went for a median $241,750, or $172 per square foot, across 726 MLS closings from October 2023 to September 2026. Across Clark and Nye counties the median was $249,000. Site-built houses in the same Las Vegas ZIP codes sold for a median $429,900.

How much is a manufactured home in Pahrump?

Pahrump recorded 959 manufactured home sales from October 2023 to September 2026 at a median $250,000, with a median lot of 1.04 acres and a median year built of 1996. Site-built houses in the same Pahrump ZIP codes sold for a median $380,000.

Can you get an FHA loan on a manufactured home in Nevada?

Yes, if the home meets HUD's rules: built on or after June 15, 1976 with a HUD label, at least 400 square feet, classified as real estate, on a permanent foundation certified to HUD's guide, and transported directly from the manufacturer or dealer to its site. FHA financed 28.8% of the 2,056 sales from October 2023 to September 2026.

Is a manufactured home on land real property in Nevada?

Usually only after conversion. Under NRS 361.244, the assessor places the home on the tax roll as real property once the Housing Division verifies the conversion, the current personal property tax is paid, and an affidavit of conversion is recorded and delivered to the Division. Homes affixed to residential lots under a local ordinance since July 1, 2001 follow a separate rule in the same statute.

Why do older mobile homes in Las Vegas sell for cash?

Because FHA requires a home built on or after June 15, 1976. Of the 184 homes built before 1976 that sold from October 2023 to September 2026, 142 sold for cash and 19 with seller financing, at a median $175,000.

Are there age-restricted manufactured home communities in Las Vegas?

Yes. 434 of the 2,056 sales from October 2023 to September 2026 were flagged for a community restricted to older residents, at a median $231,625. Desert Inn Mobile Estates, Royal Ridge, Lake Mountain Estates in Boulder City and Desert Greens in Pahrump account for most of them; confirm each community's status in its documents.

How long does it take to sell a manufactured home in Southern Nevada?

The median manufactured home spent 27 days on the market across sales from October 2023 to September 2026, and 33 days in the 12 months to September 2026. It closed at a median 96.5% of its original asking price.

Can I buy a manufactured home as a second home or rental with a conventional loan?

For Fannie Mae-backed conventional loans, a manufactured home can be a second home only if it is multi-width, and it cannot be an investment property. The home and the land must both be legally real property.

Which sources inform this manufactured home price guide?

This guide rests on our own analysis of MLS records, checked against the public sources linked in the text, each read on November 14, 2026.

• MLS closings. Manufactured home sales (style "Manufactured Home") in Clark and Nye counties with an MLS closing date from October 1, 2023 to September 30, 2026, pulled through Repliers from the Las Vegas MLS (GLVAR) on November 14, 2026: 2,056 sales after excluding 58 closings in other counties. Closed status follows each record's MLS status. Comparison: 18,453 site-built single-family houses closed in the same 35 ZIP codes over the same months.
• Measures. Price per square foot divides the closing price by MLS living area. Lot size, year built, subdivision and HOA dues are as entered on each listing. Days on market is the MLS count on each closed listing. Financing is the buyer financing recorded at closing, present on all 2,056 sales. The older-residents flag is the MLS senior-community field. Listings are active records on November 14, 2026, with age counted from the list date. Remarks counts are text matches in public listing remarks and were read as indicators, not findings.
• Public sources. HUD Handbook 4000.1 (last revised August 12, 2026) on FHA manufactured housing; Fannie Mae Selling Guide B5-2-02 (December 10, 2025); NRS 361.244; and the Nevada Housing Division's manufactured housing titles page.
• Limits. Private sales and most park-space sales are not in these records, and 68 remarks mention space rent or a land lease. Year built, lot size, financing and the senior flag are agent-entered; the three pre-1976 FHA sales are likely year-built errors. Year-built bands use calendar years, so homes built January 1 to June 14, 1976 fall in the 1976-to-1999 group. The site-built comparison pools different ZIP mixes; the ZIP-weighted gap (about 21% per square foot, 34% per home) is the like-for-like figure. Community and city figures with fewer than 50 sales carry wide uncertainty.