Kelley Blue Book for Mobile Homes: Why There Isn't One, and What to Use Instead
There is no Kelley Blue Book for mobile homes. Kelley Blue Book values cars and motorcycles, with no manufactured home section. The closest thing is the guide once sold under the NADA name, now published by J.D. Power. To learn what your home would sell for, pair it with comparable sales, an appraisal or a free home value request.
"Blue book value" has become shorthand for any published price guide, so it is natural to search for one when you want to know what a mobile home is worth. This page explains why the car guide does not apply, then walks through the six places you can get a real number and when each one makes sense.
Is there a Kelley Blue Book for mobile homes?
No. Kelley Blue Book describes itself as a place to research and price new and used cars, and it also lists motorcycle values. It does not publish values for manufactured homes, mobile homes or modular homes. Any site offering a "Kelley Blue Book mobile home value" is using the name loosely.
Kelley Blue Book and J.D. Power are separate companies. Neither is connected to LotRoll, and nothing on this page is endorsed by either one.
Why doesn't a car-style guide work for a manufactured home?
A car's value depends mostly on the car. A manufactured home's sale price also depends on where it sits. The same home can sell for very different amounts depending on whether it is on land the owner holds or on a leased lot, how much the lot rent and community fees are, how the community is run, and how many buyers are looking in that area.
Published guides do play a role. The Consumer Financial Protection Bureau notes that manufactured homes titled as personal property are often valued with a "blue book" type guide, based on the model, the year it was built and its condition (CFPB, 2014). That gives you a starting figure for the structure. It does not tell you what a buyer in your community will pay.
What can you use instead of Kelley Blue Book?
These are the six main options, from a published guide to a local opinion:
- The J.D. Power manufactured home guide. This is the guide most people still call "NADA." It is the industry's published value guide for used manufactured, mobile and modular homes, and you can buy a single report online. It values the home itself and leaves out land and local sales.
- A professional appraisal. A licensed or certified appraiser inspects the home and compares it with recent sales. For a mortgage on a manufactured home and its land, Fannie Mae requires an appraisal built on comparable sales and supported by a cost approach (Fannie Mae Selling Guide B4-1.4-01). Appraisers charge a fee, so ask for a quote first.
- Comparable sales. What similar homes nearby actually sold for, ideally in the same community and within the last several months. This is the closest view of what a buyer will pay. Use sold prices where you can get them, since asking prices only show what sellers hope for.
- County assessed value. Your county assessor or appraisal district sets a value for property tax, and it is usually free to look up online. It is a tax figure, set by rules that differ from state to state, so treat it as a reference point.
- A dealer or agent opinion. A manufactured home dealer or a real estate agent who sells in your area can give you a quick estimate. Ask which recent sales they based it on. A dealer offering to buy your home has a reason to start low.
- LotRoll's free home value request. LotRoll is built around manufactured homes and the communities they sit in. Send your home's details and get a value estimate at no cost. You can read more about what goes into a manufactured home's value.
Which option should you use?
It depends on why you need the number:
- Selling a mobile home: start with comparable sales and a free value request, then set a price you can defend to buyers.
- Buying: compare the asking price with recent sales in the same community, and add the lot rent to your monthly budget.
- Getting a loan: the lender decides. Expect either an appraisal or a published guide value, depending on the loan.
- Settling an estate or dividing property: a written appraisal gives everyone the same documented number.
Using two sources is better than one. If a guide value and local sales are far apart, the gap usually comes from the land, the lot or the community.
Find out what your manufactured home could sell for, free. Get My Free Home Value
How does the NADA guide work?
In short, it starts from the home's manufacturer, year, size, state and condition, then adds or subtracts for features. The result is an estimate for the structure only. For what the inputs are, how to read each line of a report, what it costs and how lenders use it, see our guide to NADA manufactured home values.
If you are not sure whether your home counts as a mobile home or a manufactured home, read the differences between manufactured homes and mobile homes.
Frequently asked questions
Is the NADA guide the same as Kelley Blue Book?
No. They are separate guides from separate companies. The NADA manufactured housing guide is now published by J.D. Power and covers manufactured, mobile and modular homes. Kelley Blue Book covers cars and motorcycles.
Is there a free blue book value for mobile homes?
Not from the published guide; J.D. Power charges for its manufactured home reports. Free options include your county assessed value, recent sales in your community, an agent's opinion and LotRoll's free home value request.
Can I use a car value site for my mobile home?
No. Kelley Blue Book does not cover manufactured homes, and a home's price also depends on land, lot rent and the local market, which a vehicle guide cannot see.
