The Carolinas are experiencing an unprecedented boom. With both North and South Carolina ranking among the fastest-growing states in the nation, the region’s population growth is having a profound impact on local housing markets. As newcomers continue to flock to cities like Charlotte, Raleigh, Greenville, and Charleston, the need for affordable and flexible housing solutions has become increasingly urgent.
Population Growth: A Defining Trend in the Carolinas
According to the U.S. Census Bureau’s 2024 state population estimates, North Carolina’s population reached over 11.1 million and South Carolina’s surpassed 5.3 million as of July 2024. North Carolina continues to rank among the top states for numeric population growth, while South Carolina remains in the top five for percentage growth nationally. This influx has been driven by job opportunities, a favorable climate, and an attractive cost of living across both states.
But with this surge comes a challenge: traditional site-built housing simply can’t keep pace with demand. Inventory is tight, prices are up, and many aspiring homeowners are finding themselves priced out of the market.
Manufactured & Mobile Homes: Meeting the Demand
Enter manufactured and mobile homes, already a foundational part of the Carolinas’ housing mix, and more relevant than ever.
Berkadia’s 2025 September Insights shows that manufactured and mobile homes account for 10.8% of total housing stock across the Carolinas, more than doubling the national share of 5.2%. This outsized role reflects just how important these communities are for affordability and accessibility across diverse geographies; from the Appalachian Mountains to the Atlantic Coast.
Key 2025 Stats from Berkadia:
- 727,500 manufactured/mobile homes across both states (2024 ACS estimate)
- 10.8% of all housing units — over twice the national average
- 6,100+ new home shipments through June 2025 alone (U.S. Census Bureau)
- Median price per space: $64,500 (YTD through August 2025)
- Average cap rate: 5.7% (YTD through August 2025)
- Total sales volume: $57.4M (YTD through August 2025)
These homes offer a long-term, cost-efficient path to homeownership at price points far below those for new site-built homes or even apartments.
Resilience in Occupancy and Affordability
While apartment rents and home prices continue to climb, manufactured and mobile home communities have maintained high occupancy rates; historically higher than apartments in both states. Effective rent per site remains consistently below that of apartments, making these communities an attractive choice for both residents and investors.
A Supportive Regulatory Environment
Both North and South Carolina have clearly defined regulatory frameworks supporting the growth and safety of manufactured housing:
- North Carolina Manufactured Housing Board oversees quality, safety, and construction standards.
- South Carolina Manufactured Housing Board enforces consumer protections and compliance with federal and state regulations.
Regulatory clarity not only protects residents but also encourages new development and market stability.
Diversity Across Communities
From retirement-focused communities along the coast to family-oriented parks in urban and suburban areas, the Carolinas’ manufactured housing communities are as diverse as the region itself. This flexibility, combined with affordability, has broadened the appeal to a wide range of residents; including retirees seeking value, young families purchasing their first home, and newcomers relocating for new opportunities.
Why This Matters: for Residents, Investors, and Policymakers
As population growth fuels demand, manufactured housing remains a critical lever for affordability and accessibility. For investors and owners, the Carolinas present opportunities for steady, resilient performance—supported by strong occupancy, consistent sales, and a robust regulatory environment. For residents, manufactured homes offer a path toward stable, flexible, and dignified homeownership at a time when it’s needed most.
– Kevan Enger, Senior Managing Director, Manufactured Housing