Mobile Homes: An Affordable Way to Own

A mobile home (also called a manufactured home or trailer) is built in a factory and moved to its site, usually as a one-level home with the kitchen, living room, bedrooms and laundry all on the main floor. They're often the lowest-priced way to own a detached home in the Saskatoon area, which makes them popular with first-time buyers, retirees, students and anyone who wants a yard without a big mortgage.

This page brings together the mobile and manufactured homes for sale in Saskatoon and the towns and rural municipalities within about 100 km, updated automatically from the MLS®. Use the Lot dropdown on the listings above to switch between homes on an owned lot and homes on a rented lot in a mobile home park.

On November 10, 2026 there were 19 mobile and manufactured homes listed in this area: 12 on rented lots, listed from $39,900 to $169,900, and 7 on owned lots, from $107,900 to $559,000. Several of the owned-lot homes sit on acreages, which pushes the top of that range up.

Owned Lot vs. Rented Lot: What's the Difference?

The biggest question with any mobile home is who owns the land under it. It changes your monthly costs, your financing, the rules you live by and what you'll get back when you sell.

Owned lot: you own the home and the land

You buy the home and the lot together, on its own land title, just like a regular house. There's no monthly lot fee, but you pay the property taxes and look after the yard, driveway and services yourself. Owned-lot mobile homes around Saskatoon are mostly in small towns and on acreages, and because the land is included they usually cost more. Financing is generally easier, especially when the home sits on a permanent foundation.

Rented lot: you own the home, the park owns the land

You buy the home and rent the lot (sometimes called a pad) from a mobile home park. You'll pay a monthly lot fee on top of any mortgage, and you live by the park's rules on things like pets, additions, sheds and who can buy or rent the home. The purchase price is lower because the land isn't included, but fewer lenders finance these homes, and since the land belongs to the park, a rented-lot home usually doesn't gain value the way land does.

Side by side

Listing counts and prices: active MLS® listings of mobile and manufactured homes in Saskatoon and surrounding towns and RMs, from this website's live listing feed on November 10, 2026.

Where to Find Mobile Homes Around Saskatoon

Mobile home parks in Saskatoon

Inside the city, mobile homes are in parks on rented lots. Recent listings have been in parks in Sutherland, Forest Grove and East College Park on the east side, close to the University of Saskatchewan, shopping and bus routes.

Just outside the city

Parks and mobile home communities just outside Saskatoon, such as Sunset Estates in the RM of Blucher east of the city, offer a quieter setting with a short commute. Some have both owned and rented lots, so check each listing.

Small towns and acreages

Owned-lot mobile homes come up in towns like Osler, Vanscoy and Outlook, and on acreages in the surrounding RMs. See our acreages for sale page for more country properties.

What to Check Before You Buy a Mobile Home

Age and the CSA label

Ask the year the home was built and look for its CSA certification label. Lenders and insurers often ask for it, and older homes can be harder to finance and insure.

Roof, windows and insulation

Look for signs of roof leaks, soft spots in the floors and drafty windows. Ask what has been updated and when.

Skirting, heat tape and water lines

In a Saskatchewan winter, frozen water lines are a real risk. Check the skirting, ask whether the water line has working heat tape, and find out where the water shut-off is.

Furnace, plumbing and wiring

Ask the age of the furnace and water heater. Some older homes have Poly-B plumbing or aluminum wiring, which can affect insurance. An inspection is essential.

Additions, porches and sheds

Many mobile homes have an addition or porch. Ask whether it was built with permits and, on a rented lot, with the park's approval.

Levelling and the base

Doors that stick or cracks in the walls can mean the home has shifted. Ask when it was last levelled and what it sits on.

Insurance

Get an insurance quote before conditions come off. Age, wiring, heating and location all affect the price, and some insurers won't cover older homes.

Extra Checks for a Rented Lot

The lot fee and what it covers

Ask for the current monthly fee, what it includes (water, sewer, garbage, snow clearing on park roads) and how much it has gone up in the last few years.

Park approval

Many parks ask buyers to apply and be approved before possession. Make your offer conditional on park approval.

Park rules

Read the rules before you buy: pets, renting out the home, sheds and additions, parking, and any rules about the age or condition of homes.

Liens on the home

On a rented lot, the home itself is usually personal property rather than land. Your lawyer can search the Personal Property Registry to make sure there are no loans or liens registered against it.

Financing a Mobile Home

On an owned lot

A mobile home on its own titled land, especially on a permanent foundation, can often be financed much like a house. The land, the age of the home and its CSA certification all affect what a lender will offer.

On a rented lot

Fewer lenders finance homes on rented lots. Those that do may ask for a larger down payment, a shorter amortization or a higher rate, and some buyers use a personal loan instead of a mortgage. Lenders will also count the monthly lot fee when they work out what you can afford.

Get pre-approved for the specific type of mobile home you want before you shop. Ask us to connect you with Sarah Sloane at Mint Mortgage, or run your numbers with the calculator below or our full mortgage calculator. New to buying? Our Saskatoon Home Buyer's Guide covers the whole process.

Mobile Home FAQ

What's the difference between a mobile home on an owned lot and a rented lot?

On an owned lot you buy the home and the land together, with no monthly lot fee. On a rented lot you buy only the home and pay a monthly fee to the park for the land, and you follow the park's rules. Rented-lot homes cost less to buy but are harder to finance and usually lose value over time, while owned-lot homes cost more but include land that can hold its value. See owned lot vs. rented lot above for a side-by-side comparison.

How do I see only owned-lot or only rented-lot homes?

Use the Lot dropdown at the top of the listings and choose Owned lot or Rented lot. Every listing card is also tagged with its lot type.

What is a CSA label, and why does it matter?

Mobile and manufactured homes in Canada generally need a CSA (Canadian Standards Association) certification label and number to qualify for property insurance, and lenders often ask for it too. Without it, getting the home insured, and sometimes financed, can be a real problem.

Where do I find the CSA label on a mobile home?

It isn't always easy to spot. Check the outside walls near the ends of the home, the frame and the hitch, and inside near the electrical panel or in cupboards and closets. On one of our deals in Martensville, we finally found it on the hitch. Ask the seller to point it out, or show you a photo with the number, before conditions are due. If it can't be found, call or text Jessica at 306.241.6029 and we'll help you work through it with your insurer before you commit.

What does a lot fee cover?

It's the monthly rent for your lot in the park. Depending on the park it can include water and sewer, garbage pickup, snow clearing on park roads and upkeep of common areas. Ask for the current fee, what's included and its recent history before you write an offer.

Can I get a mortgage on a mobile home on a rented lot?

Sometimes, but fewer lenders offer it, and they may ask for a larger down payment, a shorter amortization or a higher rate. Some buyers use a personal loan instead. Talk to a mortgage professional early so your pre-approval matches the home you want.

Do I pay property tax on a mobile home in a park?

It depends on the park and the municipality. In some parks the tax on the home is billed to the owner, and in others it's built into the lot fee. Ask the park, and check the listing details, before you buy.

Does the park have to approve me as a buyer?

Many parks do require buyers to apply and be approved. Make your offer conditional on park approval, and read the park rules before conditions come off.

What's the difference between a mobile, manufactured and modular home?

Mobile and manufactured homes are built in a factory on a steel frame and moved to the site; "manufactured" is the more common term for newer ones. Modular homes are also factory-built but are set on a permanent foundation and are usually treated like a regular house, so they aren't included on this page.

Which listings show up on this page?

Active MLS® listings described as mobile homes, trailers or manufactured homes in Saskatoon and the towns and rural municipalities within about 100 km, split by whether the listing shows an owned (freehold) or rented (leased land) lot. A few listings don't say which, so call or text Jessica at 306.241.6029 if you don't see what you're after.

Can a Realtor help me buy a mobile home?

Yes. Clayton McNally and Jessica Hamel of Trusted Realty, Powered by RE/MAX Saskatoon, help buyers compare lot fees and park rules, track down the CSA label, line up the right inspections and conditions, and watch for new listings.