Standard homeowners policies are written for site-built houses on permanent foundations and are fundamentally incompatible with factory-built homes. Mobile and manufactured homes sit on a steel chassis, are far more vulnerable to wind uplift, and depreciate differently — so insurers cover them with a dedicated HO-7 (mobile home) policy. Understanding that distinction is the first step to buying the right coverage at the right price.
Do you need homeowners insurance for a mobile home?
No U.S. state legally requires homeowners insurance for a mobile home — but it is effectively mandatory in two very common situations, and strongly recommended in every other case.
- account_balanceIf you have a loan: Lenders require coverage that protects their collateral until the home is paid off. No policy usually means no financing.
- cottageIf you rent a lot in a community: Most manufactured home parks require proof of a liability policy as a condition of your lease.
- shieldIf you own it outright: Coverage is optional, but a single fire, windstorm, or guest-injury lawsuit can easily exceed the value of the home. Self-insuring that risk is rarely worth it.
Because manufactured homes are lighter and catch wind more easily than site-built houses, even a routine storm can cause a total loss. For most owners, the question isn't whether to insure — it's which policy and how much coverage.
What mobile home insurance covers (the HO-7 policy)
The HO-7 form mirrors a standard homeowners policy but is engineered for the transport, installation, and wind exposures of a factory-built home. It protects six categories of risk:
Coverage A — Dwelling
The home itself, including built-in appliances, attached carports, porches, and skirting, on an open-perils basis.
Coverage B — Other Structures
Detached sheds, garages, and fences — usually up to 10% of your dwelling limit.
Coverage C — Personal Property
Furniture, electronics, and belongings against named perils like fire, theft, and windstorm.
Coverage D — Loss of Use
Temporary housing and living costs while your home is uninhabitable after a covered loss.
Coverage E — Personal Liability
Legal and medical costs if someone is injured on your property or you damage someone else's.
Coverage F — Medical Payments
Minor guest medical bills regardless of fault, typically $1,000–$5,000.
Two valuation choices matter most. Replacement Cost Value (RCV) pays to buy and install a comparable new home with no depreciation deducted — and it covers the heavy hidden costs of site prep, hauling, and utility hookups. Actual Cash Value (ACV) subtracts depreciation and can leave a large gap after a total loss. RCV is almost always the better choice when you qualify for it.
Watch the exclusions. Standard HO-7 policies don't cover floods, earthquakes, or damage while the home is in transit. Add a trip collision endorsement before moving the home, and buy separate flood or earthquake coverage in high-risk areas.
How much does homeowners insurance cost for a mobile home?
Homeowners insurance for a mobile home typically costs $700 to $1,500 per year — about $60 to $125 per month. A single-wide averages roughly $1,200/year, while a larger double-wide averages about $1,500/year because it has a higher replacement value.
Your location is the single biggest variable. Here's how average annual premiums break down across representative states:
| State | Avg. Annual Premium | Main Risk Driver |
|---|---|---|
| Florida | $1,350–$1,800+ | Cat 4/5 hurricanes, storm surge |
| California | $1,200–$1,758 | Wildfire, earthquakes |
| North Dakota | $1,238 | Heavy snow load, freeze |
| Georgia | $1,187 | Convective wind, flooding |
| North Carolina | $848 | Coastal hurricanes |
| Ohio | $778 | Winter freeze, hail |
| Mississippi | $700–$1,500 | Tornadoes, tropical storms |
| Hawaii | $502 | Lowest-risk profile |
Figures are 2026 industry averages for manufactured/mobile home policies and will vary by home, deductible, and carrier.
Zoom out to the national picture and the spread is wide. State averages run from a low of about $502 in Hawaii — the lowest-risk profile in the country — to a high of roughly $1,489 in Tennessee. A cluster of tornado- and storm-exposed states sits at the top of that range: Oklahoma, Kansas, Texas, Louisiana, and Arkansas all average above $1,200 per year. In the most catastrophe-prone coastal hurricane and wildfire zones, a fully-loaded policy can climb past $4,000. Treat every dollar figure on this page as directional rather than a binding quote: your real rate is driven by your exact ZIP code, the home's age and replacement value, and the deductible you choose.
What affects your price
- historyHome age (pre- vs. post-1976): Homes built before the June 15, 1976 HUD code are "mobile homes" and cost on average up to 75% more to insure — often only at Actual Cash Value. Post-1976 "manufactured homes" qualify for broad HO-7 coverage.
- stormHUD wind zone: Interior Zone I homes (70 mph design wind) get the lowest rates; coastal Zone II and III homes (100–110 mph) pay substantially more and may face percentage-based wind deductibles of 2–5%.
- anchorTie-downs & anchoring: Certified anchors and frame straps are required by most insurers and lenders. A documented, up-to-code system directly lowers premiums.
- paidReplacement value & deductible: A higher dwelling limit raises the premium; a higher deductible lowers it.
- electrical_servicesCondition & upgrades: Copper wiring (vs. aluminum), modern plumbing, and continuous skirting all improve insurability.
Best mobile home insurance companies in 2026
The market splits between national carriers (great rates and bundling for newer, well-anchored homes) and specialty insurers (the go-to for older, coastal, or non-standard homes). Here's how the leading carriers compare:
| Carrier | AM Best | Best For |
|---|---|---|
 Foremost (Farmers) |
A (Excellent) | Any age or condition, incl. pre-HUD homes; up to 20% RCV booster |
 State Farm |
A++ (Superior) | Newer homes; strong bundling and local agents |
 Allstate |
A++ (Superior) | Customizable endorsements; up to 25% auto-bundle discount |
 American Modern |
A+ (Superior) | High-risk, vacant, or poor-condition homes; rentals |
 American Family |
A (Excellent) | Balanced value; "matching siding" endorsement (19 states) |
 Farmers |
A (Excellent) | Highly customized policies; "Agreed Value" settlement |
 Aegis General |
Demotech A | Older homes (10+ yrs); no dog-breed restrictions; landlords |
 Standard Casualty |
B++ (Good) | Cavco-built homes in TX, AZ, and NM |
Ratings reflect 2026 AM Best / Demotech data. Specialty carriers may carry higher complaint indexes in exchange for broader underwriting appetite.
Compare the 8 major carriers in depth
The summary table above is the quick view. Below is the full profile for each carrier — financial strength, what the policy actually covers, real-world pricing, complaint history, and where coverage is available — so you can match a carrier to your specific home. The market splits cleanly into two camps: specialty insurers (Foremost, American Modern, Aegis General, Standard Casualty) that will write older, lower-value, coastal, vacant, or rental homes, and national brands (State Farm, Allstate, American Family, Farmers) that skew toward newer homes and customers who want to bundle. Tap any carrier to expand its profile.
1. Foremost (a Farmers company) — best for any age or condition, including pre-HUD homes
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- AM Best
- A (Excellent), stable
- NAIC complaints
- Below 1.0 (mobile-home book)
- Typical price
- ~$788/yr @ $150K dwelling
- Availability
- All 50 states + D.C.*
The original creator of the mobile-home insurance policy (founded 1952, acquired by Farmers in 2000) and the largest manufactured-home insurer in the U.S., covering more than one million mobile-home residences. Endorsed by AARP for its Manufactured Home Insurance Program since 1989.
Coverage: Open-peril dwelling protection with several settlement options — agreed loss settlement (full insured amount on a total loss), replacement cost, and an extended replacement-cost "booster" of up to an additional 20% of the dwelling amount in most states. Automatically includes golf carts, debris removal, credit-card/check forgery, and trees/shrubs/lawns. Accepts mobile, manufactured, and modular homes of any age, size, make, and model, in a park or on private land, and writes owner-occupied, rental, seasonal, and tenant homes. Works with applicants who have bad credit or prior claims/cancellations, and even insures homes with trampolines. 94.5% renewal ratio on the Foremost Choice program.
Pros: The deepest specialty underwriting flexibility in the market; RCV booster; agreed-loss settlement; AARP program. Cons: No instant online bind (agent-led email quote, usually within 24 hours); limited discount menu; mixed consumer reviews on claims.
*Stopped accepting new specialty policies in California (Aug 1, 2023) over wildfire risk and stopped underwriting/renewing Texas homeowners policies in mid-2024 — Texas and California shoppers should contact Foremost directly for current options.
2. State Farm — best for newer homes, bundling, and local agents
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- AM Best
- A+ (Superior)*
- NAIC complaints
- ~1.0–1.15 (about average)
- Typical price
- ~$1,806/yr @ $300K dwelling
- Availability
- 47 states (not CA, MA, RI)
The largest U.S. homeowners insurer, with more than 19,000 local agents. Among the most affordable national carriers for manufactured homes.
Coverage: The State Farm Manufactured Home policy covers accidental direct physical loss to the dwelling and attached structures (sheds, garages, greenhouses, docks), with named-peril coverage for personal property, additional living expenses, liability, and medical payments. Notably, it pays lost rental income if the home can no longer be rented after damage — useful for room-renters and Airbnb hosts. Inflation guard is included. Does not cover flood or earthquake in the base policy (earthquake is an add-on in some states) and does not offer trip/transit coverage for relocating the home.
Pros: Affordable; huge agent network; strong financials; rental-income coverage. Cons: Named-peril (not open-peril) personal property; no trip/transit coverage; no flood/earthquake in the base; must use an agent (no online mobile-home bind).
*AM Best downgraded State Farm from A++ to A+ on Nov 14, 2025 after five consecutive years of underwriting losses. A+ is still rated "Superior," and the balance sheet remains at the strongest level — treat it as a performance warning, not a solvency alarm, and expect continued rate increases.
3. Allstate — best for bundling discounts and customizable endorsements
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- AM Best
- A+ (Superior), stable
- NAIC complaints
- 1.41 (above average)
- Typical price
- ~$1,958/yr @ $300K dwelling
- Availability
- Nearly all 50 states*
The second-largest U.S. homeowners insurer, with 50,000+ agents and roughly 16 million customers.
Coverage: The standard six coverages, plus mobile-home-specific options including scheduled personal property for high-value items, 30-day collision/transport coverage that protects the home while it's being moved, green-improvement reimbursement, water backup, and identity-theft protection. Offers either actual cash value or replacement cost. Unique features include Deductible Rewards, Claim RateGuard, and Claim Rewards. Bundling discounts run up to 25%.
Pros: Strong discounts; transport/collision coverage for moving a mobile home; broad endorsements; A+ financials. Cons: Above-average complaint volume (NAIC index 1.41; J.D. Power 631/1,000, below average); pricing not the cheapest in every state.
*Has largely paused new homeowners/condo policies in California since Nov 2022 over wildfire risk.
4. American Modern — best for high-risk, vacant, poor-condition homes and rentals
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- AM Best
- A+ (Superior)
- NAIC complaints
- 0.71–0.80 (below average)
- Typical price
- ~$1,765/yr @ $300K dwelling
- Availability
- All 50 states + D.C.
A subsidiary of Munich Re (a Fortune Global 500 reinsurer) that has insured manufactured homes since 1965. The go-to carrier for risks other insurers decline.
Coverage: Five tiers let it price almost any risk — "Homeowners" is the named-peril/ACV tier for homes denied standard coverage on age or location, while "Homeowners FLEX" mirrors an HO-3 with open-peril coverage and full replacement cost. Insures manufactured homes of all ages, rentals, vacation homes, vacant property, and owners with bad credit. Offers standalone earthquake insurance in 14 states, plus add-ons for water backup, equipment breakdown, and occasional rental. Discounts up to 20%.
Pros: Insures the hardest-to-place risks; A+ / Munich Re backing; five flexible tiers; earthquake availability; below-average complaints. Cons: Base policies are often named-peril/ACV (full RCV costs extra and isn't available on every full-time policy); no online quote.
5. American Family — best for unique endorsements in its 19 states
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- AM Best
- A (Excellent)
- NAIC complaints
- 0.47–0.81 (below average)
- Typical price
- Among the most expensive
- Availability
- 19 states only
A 90-year-old insurer (founded 1927) with standout endorsements and a top-rated digital experience — but a limited footprint and premium pricing.
Coverage: The standard manufactured-home coverages plus several distinctive endorsements: Matching Siding (replaces undamaged siding so it all matches, reimbursing up to $20,000, from as little as ~$25/year), Trip Collision Coverage (protects the home in transport), Hidden Water Damage, a Diminishing Deductible ($100 off per claim-free year up to $500), and a 20% dwelling-coverage boost when insured to 100% of replacement cost. Bundling discounts reach up to 40%.
Pros: Matching-siding, trip-collision, and diminishing-deductible endorsements; below-average complaints; excellent digital tools. Cons: Available in only 19 states (AZ, CO, GA, IA, ID, IL, IN, KS, MN, MO, ND, NE, NV, OH, OR, SD, UT, WA, WI); among the priciest carriers; dog-breed liability limits.
6. Farmers — best for agreed-value settlement and a long discount list
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- AM Best
- A (Excellent)
- NAIC complaints
- 0.54 (below average)
- Typical price
- ~$2,236–$2,577/yr @ $300K
- Availability
- 41 states
Part of the Zurich Insurance Group and the parent company of Foremost, the manufactured-home specialist. Known for settlement certainty and a deep discount menu.
Coverage: Mobile/manufactured-home policies offer agreed-value loss settlement — the full insured amount is paid as a lump sum so you can rebuild or order a new home faster — plus optional replacement-cost coverage. Add-ons include earthquake, identity theft, and water backup, and the broader Flex Home program adds extended replacement cost and emergency mortgage assistance (up to 3 months / $10,000). More than a dozen discounts, including bundling, rent-to-own, new-home, UL-approved roofing, and a $50/year declining deductible.
Pros: Agreed-value settlement; strong customer loyalty (93% plan to renew); many discounts; broad add-ons. Cons: Above-average pricing; J.D. Power claims score just below the industry average; not available in every state.
In Dec 2024, Farmers began reopening manufactured-home, condo, renters, landlord, and vacant-property options in California.
7. Aegis General — best for older homes (10+ years), all dog breeds, and landlords
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- Rating
- Demotech A (Exceptional)*
- NAIC complaints
- Limited public data
- Typical price
- Value-positioned (not published)
- Availability
- Licensed 50 states; sold in ~25–44
Underwritten by Aegis Security Insurance Company (Harrisburg, PA), with more than $10 billion of property insured nationally. A value specialist for harder-to-place homes.
Coverage: Its "Affordable Homeowners" product is written on an open-peril basis (named-peril for tenant policies) with a deliberate focus on homes 10 years and older and lower-valued or rural dwellings. Accepts all dog breeds, writes risks with one or two minor prior losses or an aging roof, and can cover up to 12 rental units on a single personal-lines policy — primary, seasonal, vacant, landlord, vacation-rental, or tenant. Optional replacement cost, earthquake, and flood. K2 Claims Services runs mobile catastrophe teams that can issue payments on-site.
Pros: All dog breeds accepted; up to 12 rentals on one policy; open-peril; covers aging roofs and minor prior losses; nationwide licensing. Cons: Rated by Demotech rather than AM Best; thin public complaint data; agent-only.
*Demotech A (Exceptional), affirmed 4/10/2026. Demotech ratings are accepted by the mortgage market; some sources also cite an AM Best A-. Distributed through independent agents.
8. Standard Casualty (Cavco-affiliated) — best for Cavco-built homes in TX, AZ, NM, and NV
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- AM Best
- B++ (Good), stable
- NAIC complaints
- Limited public data
- Typical price
- "Low premiums" (not published)
- Availability
- TX, AZ, NM, NV (+ affiliate list)
A wholly owned subsidiary of Cavco / Palm Harbor Homes — one of the nation's largest manufactured-home producers — founded in 1961 and writing manufactured-home insurance exclusively. Its vertical integration with Cavco can mean faster, cheaper repairs.
Coverage: An unusually broad all-risk base policy that, unlike most competitors, includes flood and earthquake coverage and trip/transit coverage for a change of the home's location — plus additional living expenses, fire-department service fees, debris removal, food spoilage, and trees/shrubs/lawns. No credit checks. Optional replacement cost on the home and adjacent structures, and personal-liability limits up to $300,000. Maintains a 95% claims-satisfaction index on its surveys, with live-person phone service and in-house adjusting.
Pros: Unusually broad base coverage (flood, earthquake, and trip built in); no credit checks; live-person service. Cons: Lowest financial-strength rating in this group (B++, downgraded by AM Best); narrow geography. A specific pre-1976 eligibility rule isn't published — it's a particularly strong fit for homes built 1980 and newer; confirm older-home eligibility directly at 1-800-522-0146.
verified How to read those AM Best and Demotech ratings
A financial-strength rating measures an insurer's ability to pay claims — which matters most after a regional catastrophe. On the AM Best scale, A++ / A+ is "Superior," A / A- is "Excellent," and B++ is "Good." Demotech is a separate ratings agency whose marks are accepted by mortgage lenders and are common among specialty carriers (Aegis General carries a Demotech A). Two cautions from 2025–2026: State Farm was downgraded from A++ to A+ in November 2025 (still "Superior"), and Standard Casualty's B++ is the lowest rating in this group. As a rule of thumb, if a carrier's AM Best rating falls below B++ — or a Demotech rating is withdrawn — favor an A-rated alternative for catastrophe-claims security.
How to choose the right carrier for your home
The biggest mistake mobile-home owners make is shopping on price first. Because carriers specialize so heavily by home age, condition, and location, the smarter approach is to match the carrier to your home's profile first, then compare price among the carriers that actually want your risk. Work through these three steps.
Step 1 — Match a carrier to your home's profile
- historyPre-1976 / pre-HUD or poor-condition home: Start with Foremost (insures any age/condition, with the RCV booster) and American Modern (named-peril/ACV tiers built for declined homes). Add Aegis General if the home is 10+ years old, you have a restricted dog breed, or you're a landlord.
- new_releasesNewer manufactured home (post-1990) and you want to bundle: Get quotes from State Farm (cheapest national carrier, biggest bundle discount, rental-income coverage) and Allstate (up to 25% bundle plus transport/collision coverage).
- mapYou live in one of American Family's 19 states: Quote American Family for the matching-siding and trip-collision endorsements — but compare it against State Farm, because American Family tends to run expensive.
- factoryYou own a Cavco / Palm Harbor home in TX, AZ, NM, or NV: Quote Standard Casualty for its broad base coverage (flood, earthquake, and trip included) and no credit check.
- verified_userYou want settlement certainty: Quote Farmers for agreed-value settlement (or Foremost, which Farmers owns, for older homes).
Step 2 — Collect at least three quotes and compare the fine print
Don't compare premiums alone. For each quote, line up ACV vs. RCV, the wind/hail and named-storm deductibles (flat-dollar vs. a 2–5% percentage of the dwelling limit), the roof-settlement terms, and whether trip/transit coverage is included — it is at Foremost, Standard Casualty, American Family, and Allstate, but not at State Farm. In coastal hurricane or wildfire zones, also confirm current new-business availability, since Foremost (CA/TX), Allstate (CA), and State Farm (CA) all have active restrictions.
Step 3 — Stack every discount you qualify for
Bundling home and auto is the single largest lever — up to 25% at Allstate and State Farm, and up to 40% at American Family. Then layer on safety-device, claims-free, age-of-home, approved-park, and senior / age-of-insured discounts. The right combination routinely moves a premium more than switching carriers does.
How to lower your mobile home insurance premium
- linkBundle your mobile home and auto policies — discounts of up to 25% are common.
- constructionDocument upgrades: certified tie-downs, copper wiring, new plumbing, and an impact-resistant roof.
- tuneRaise your deductible if you have the savings to absorb a larger out-of-pocket loss.
- compare_arrowsCompare specialty and national carriers — the right fit depends entirely on your home's age and location.
- groupsAsk about affiliations such as AARP, which unlocks tailored discounts with some carriers.
Frequently asked questions
Do you need homeowners insurance for a mobile home?expand_more
No state legally requires it, but it's effectively mandatory if you have a loan (lenders require it) or rent a lot in a manufactured home community (parks require liability coverage). Even when it's optional, it's strongly recommended — one fire, storm, or liability claim can exceed the home's value.
How much does homeowners insurance cost for a mobile home?expand_more
Typically $700–$1,500 per year (about $60–$125/month). Single-wides average ~$1,200/year and double-wides ~$1,500/year. Premiums climb above $1,800 in hurricane, tornado, and wildfire zones, and drop toward $500–$780 in low-risk interior states.
How much is homeowners insurance for a mobile home per month?expand_more
Most owners pay about $60–$125 per month. Your monthly cost depends on the home's age (pre-1976 homes cost up to 75% more), its wind zone and location, the dwelling's replacement value, your deductible, and whether you bundle with auto insurance.
Is mobile home insurance the same as a standard homeowners policy?expand_more
No. Site-built homes use an HO-3 policy; mobile and manufactured homes use a specialized HO-7 (or "MH") policy that accounts for chassis construction, transport risk, and wind exposure. A modular home on a permanent foundation is the exception — it's insured like a site-built home under HO-3.
Can you insure a mobile home built before 1976?expand_more
Yes, though most standard insurers won't write them. Pre-1976 "pre-HUD" homes are handled by specialty carriers: Foremost insures homes of any age, American Modern offers named-peril/ACV tiers built for declined homes, and Aegis General writes homes 10+ years old. Coverage is often limited to Actual Cash Value and costs up to 75% more than for a post-1976 manufactured home.
Which is the cheapest mobile home insurance company?expand_more
Among national carriers, State Farm and Allstate are usually the most affordable. Among specialty insurers, Foremost and American Modern post the lowest quotes — Foremost has been cited as low as ~$788/year for a $150,000 dwelling. American Family is typically the most expensive of the major carriers. The cheapest option for your home depends heavily on its age and location, so always compare at least three quotes.
What do AM Best and Demotech ratings mean for my insurer?expand_more
Both measure an insurer's financial strength — its ability to pay claims, which matters most after a regional disaster. On the AM Best scale, A++/A+ is "Superior," A/A- is "Excellent," and B++ is "Good." Demotech is a separate agency whose ratings are accepted by mortgage lenders and are common among specialty carriers (Aegis General holds a Demotech A). State Farm was downgraded from A++ to A+ in November 2025 but remains "Superior." As a rule of thumb, favor an A-rated carrier if a rating falls below B++ or a Demotech rating is withdrawn.
About the author
Mobile-home housing advocate and real estate specialist focused on affordable housing, financing, and the path from renting to owning. Franco has published 1,200+ educational videos covering factory production, delivery, financing, and insurance for manufactured homes.