What "installed" actually includes
The number that matters when you shop for a manufactured home is not the factory price of the box. It is the installed price, and that is the number we quote. Installed means the home is delivered to a prepared site in one of our communities, set and leveled, tied down to code, joined and finished if it is a double-wide, and connected to community water, sewer, and electrical service. It also includes the standard appliance package that comes with the Clayton Epic series.
Many advertised prices you will find online are factory prices only. Those figures leave out transport, crane and set crews, foundation or pier work, tie-downs, utility hookups, skirting, steps, and permits. By the time all of that is added, a home advertised at a low number can land tens of thousands of dollars higher. That gap is where most buyers get surprised, so ask any dealer whether the number they gave you is installed on a site you can actually live on.
Single-wide vs double-wide pricing
Single-wide homes are built and shipped as one section. Our two single-wide plans, the Hudson and the Voyage, are both 16 feet by 76 feet, giving you 1,191 square feet with three bedrooms and two full bathrooms. They cost less to build, less to ship, and less to set, which is why the Hudson is our entry point at $135,000 installed.
Double-wide homes ship as two sections that are joined on site. That means a wider floor plan, a more conventional living-room-to-kitchen flow, and often a second family space. Our double-wides run from the Boone at 28 by 56 feet and 1,493 square feet up to the Sevier at 28 by 76 feet and 2,027 square feet with four bedrooms and three full baths. You are paying for roughly 25 to 70 percent more finished space than a single-wide, plus a second delivery and a marriage-line finish, so the price steps up accordingly.
A practical way to think about it: if you need three bedrooms and want the lowest monthly payment, start with a single-wide. If you have four or more people in the house, or you want two full living areas, the double-wides are worth pricing out.
Lot rent is the ongoing cost
In our communities you buy the home and lease the site it sits on. That structure is what keeps the purchase price low, because you are not also buying land, and land is the single most expensive part of building a house in Upstate New York.
Lot rent covers your site and the community infrastructure around it: the roads, water and sewer service, common area upkeep, snow management, and on-site management. It is billed monthly, separately from your loan payment, and the current rate for the site you are considering is confirmed before you reserve. When you compare owning here against renting an apartment in Watertown or Syracuse, run the real math: loan payment plus lot rent plus insurance, against your current rent. That is an apples-to-apples comparison, and it is usually the moment the decision becomes obvious.
How this compares nationally
Manufactured homes are consistently the least expensive form of new, code-built housing in the United States, and that holds true here. A new site-built house in Jefferson or Oswego County requires land, excavation, a foundation, and a general contractor before you have a single wall standing. Our homes arrive complete, built in a controlled factory environment to the federal HUD code, and are set on a site that is already served by community utilities.
Two things worth knowing when you compare our prices to national averages you see quoted online. First, most national figures are factory prices, not installed prices, so they look lower than they really are. Second, New York's labor, permitting, and transport costs sit above the national middle, so our installed number reflects real Northern New York conditions rather than a national average that may not apply anywhere near you.
What drives your monthly payment
Purchase price is only one input. Your monthly cost comes from four pieces: the amount you finance, your loan term and rate, lot rent, and insurance. The down payment is the lever most buyers can actually move, and that is where our resident program matters. Current residents of our communities may qualify for up to $10,000 in down payment assistance through the Community Loyalty Appreciation Program, which on the Hudson covers a 7.4 percent down payment and directly reduces the amount you finance.
Financing for manufactured homes on leased sites is usually a home-only loan, and VA, FHA, and conventional programs are all available through lenders who work with this housing type. See our financing guide for how those options differ and what you need in hand to apply.
Where these homes are available
All six models are available at both of our communities: Indian River Estates in Theresa, about 20 minutes from Watertown and Fort Drum, and Indian Hills MHC in Phoenix, about 25 minutes north of Syracuse. You can see the full spec sheet, photo gallery, floor plan, and 3D tour for the entry model on The Hudson 16×76 page, and compare all six side by side on our homes page.
If you want a firm number for a specific model on a specific site, call 315-934-3150. We will quote the installed price, confirm the lot rent for that site, and tell you what delivery timing looks like.