By The Mobile Up Team | A Real-World Comparison for Washington Buyers | Published April 2026
Let’s be honest about what $200,000 buys in Washington’s 2026 market.
Not much.
In fact, if you’re looking for a condo with the same space as a mobile home – 1,200 to 1,600 square feet, two or three bedrooms – you’re not looking at $200,000. You’re looking at $500,000 to $700,000.
That changes everything.
Let’s compare apples to apples: what does it actually cost to live in a condo versus a mobile home in Washington right now?
THE REAL NUMBERS: WHAT YOU’RE ACTUALLY BUYING
Option 1: A Condo with Similar Space to a Mobile Home
A mobile home in a 55+ community typically offers 1,200–1,600 square feet, 2–3 bedrooms, 2 bathrooms, a yard, and a porch.
To get a condo with that same square footage in Washington, here’s what you’re looking at:
| Location | Square Footage | Price | Monthly HOA |
| Tacoma | 1,200–1,600 sq ft | $500,000–$650,000 | $500–$800 |
| Federal Way | 1,200–1,600 sq ft | $480,000–$620,000 | $450–$700 |
| Olympia | 1,200–1,600 sq ft | $450,000–$600,000 | $400–$700 |
| Everett | 1,200–1,600 sq ft | $500,000–$700,000 | $500–$800 |
THE REALITY: A condo with the same space as a mobile home costs $450,000–$700,000. That’s 3–5 times the price.
Option 2: A 55+ Mobile Home (3 Bed, 2 Bath)
For a fully remodeled mobile home in a Washington 55+ community:
| Location | Square Footage | Price | Monthly Space Rent |
| Tacoma | 1,200–1,600 sq ft | $130,000–$170,000 | $750–$950 |
| Federal Way | 1,200–1,600 sq ft | $140,000–$180,000 | $700–$900 |
| Olympia | 1,200–1,600 sq ft | $120,000–$160,000 | $650–$850 |
| Everett | 1,200–1,600 sq ft | $140,000–$180,000 | $800–$1,000 |
THE REALITY: A mobile home with the same space costs $120,000–$180,000. And you get a yard. A porch. No shared walls.
THE SIDE-BY-SIDE COMPARISON: SAME SPACE, DIFFERENT PRICE
| Factor | Condo (1,400 sq ft) | Mobile Home (1,400 sq ft) |
| Purchase Price | $550,000 (average) | $150,000 (average) |
| Down Payment (20%) | $110,000 | $30,000 |
| Loan Amount | $440,000 | $120,000 |
| Monthly Mortgage (7%, 30 yrs) | $2,930 | $800 (15-yr loan) |
| Monthly HOA / Space Rent | $500–$800 | $700–$900 |
| Total Monthly Housing Cost | $3,430–$3,730 | $1,500–$1,700 |
DIFFERENCE: $1,900–$2,200 LESS per month with a mobile home.
WHAT IF YOU’RE PAYING CASH?
| Factor | Condo | Mobile Home |
| Purchase Price | $550,000 | $150,000 |
| Cash Needed | $550,000 | $150,000 |
| Monthly HOA/Space Rent | $500–$800 | $700–$900 |
| Total Monthly Cost | $500–$800 | $700–$900 |
DIFFERENCE: With cash, a mobile home costs $400,000 LESS upfront. Monthly costs are comparable – but you keep $400,000 in your pocket.
THE STORY THE NUMBERS TELL
Let’s follow two different buyers to see how this plays out in real life.
The Millers: “We Thought We Had to Buy a Condo”
Diana and Robert Miller, both 67, had lived in their Seattle house for thirty years. When they sold it, they walked away with about $400,000 in equity.
“We thought we had to buy a condo,” Diana says. “That’s what everyone we knew was doing. Downsize to a condo. No more yard work. Easy living.”
They started looking in Tacoma. A two-bedroom condo with 1,100 square feet was listed at $520,000. HOA fees: $620 a month.
“We would have used almost all our equity for the down payment. Then we’d still have a mortgage. Plus $620 a month forever. We were so discouraged.”
Then a friend mentioned mobile homes.
“I didn’t want to look,” Robert admits. “I had a picture in my head. But Diana dragged me to see one.”
They found a remodeled 1,500-square-foot double-wide in a 55+ park near Olympia. Three bedrooms. Two baths. A front porch. A small yard. Price: $145,000. Space rent: $780.
“We paid cash. No mortgage. No debt. Our only monthly housing cost is space rent.”
Diana shakes her head. “For the same money we would have spent on a condo down payment, we own this home outright. We have more space. We have a yard. We have neighbors who actually talk to us.”
“We almost made a very expensive mistake.”
The Wilsons: “We Thought We Couldn’t Afford to Buy Anything”
Carol and Tom Wilson, 70 and 72, had been renting an apartment in Federal Way for eight years. They had about $40,000 saved and assumed they couldn’t afford to buy anything.
“Every time we looked at condos, we just laughed,” Carol says. “A two-bedroom condo in our area was $500,000. With our savings, we couldn’t even get close.”
They assumed mobile homes were out of their price range too.
“We didn’t know,” Tom says. “We thought mobile homes cost $200,000 or $300,000. We didn’t even look.”
Then they saw a listing for a remodeled mobile home in a 55+ park near them. Price: $140,000.
“We thought it was a typo.”
They visited. They loved it. They put 20% down – $28,000 – and financed the rest.
Their monthly costs:
| Expense | Amount |
| Mortgage (15 yrs @ 8%) | $1,070 |
| Space Rent | $780 |
| Insurance | $100 |
| Total | $1,950 |
“We were paying $1,800 for a one-bedroom apartment,” Carol says. “For $150 more a month, we have 1,400 square feet, a yard, a porch, and a home that’s ours. In fifteen years, we’ll own it outright.”
Tom adds: “We almost didn’t believe we could afford to buy anything. Turns out, we could. We just didn’t know where to look.”
THE REAL QUESTION
When you compare a condo and a mobile home with the same square footage, the numbers aren’t close.
| Condo | Mobile Home | |
| Price for 1,400 sq ft | $500,000–$700,000 | $120,000–$180,000 |
| Down Payment | $100,000–$140,000 | $24,000–$36,000 |
| Monthly Cost | $3,400–$3,700 | $1,500–$1,700 |
| Yard? | No | Yes |
| Porch? | No | Yes |
| Neighbors you know? | Rarely | Often |
| Single-level living? | Sometimes | Always |
THE BOTTOM LINE
If you’re comparing a condo and a mobile home for your retirement years, don’t compare a $200,000 condo to a $150,000 mobile home.
Compare what you actually get for your money.
For $150,000, you get a 1,400-square-foot mobile home with a yard, a porch, and a community.
For $500,000–$700,000, you get a 1,400-square-foot condo with HOA fees, shared walls, and a balcony if you’re lucky.
The choice isn’t about which is “better.” It’s about which makes sense for your life, your budget, and your future.
For many Washington buyers, the math is clear.
Thank you for reading.
Welcome home. Your neighbors are waiting.
Maybe this story warms you up?
👉 Two Parks, Two Choices: Which Location Fits Your Life?
👉 How Much is Space Rent Really? A 2026 Guide to Lot Fees in Everett, Tacoma, Olympia & Beyond
👉 “We Paid Off Our House. Now What? Why Downsizing to a Mobile Home Made Sense at 68”
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