Modular homes are commonly called “prefabricated homes” as they are pre-built in a factory and then delivered to the location site by sections. This housing option has grown more popular over the years because it is less expensive, is easier to install, and has less construction time frame than traditional or stick-built homes.
Generally speaking, a standard modular home size of 1,800 square feet, usually costs between $180,000 to $360,000 or $270,000 on average. However, if we get into the specifics, it costs $50 to $100 per square foot (base unit only) and $80 to $160 per square foot (full install).
Here’s a price comparison table:
| Square Footage | Base Model Cost | Total Finished Cost |
| 1 | $50 – $100 | $80 – $160 |
| 800 | $40,000 – $80,000 | $64,000 – $128,000 |
| 1,000 | $50,000 – $100,000 | $80,000 – $160,000 |
| 1,200 | $60,000 – $120,000 | $96,000 – $192,000 |
| 1,500 | $75,000 – $150,000 | $120,000 – $240,000 |
| 2,000 | $100,000 – $180,000 | $160,000 – $300,000 |
| 2,500 | $125,000 – $215,000 | $200,000 – $365,000 |
| 3,000 | $150,000 – $260,000 | $240,000 – $430,000 |
To give you an explanation of the difference between base and finished, base basically includes delivery and setting the modules in place by a crane and a small crew. Meanwhile, finished includes the overall package of the deal. That includes land or site preparation, installation, utility construction, foundation, permits, and customizations.
Apart from the size, modular home costs vary also on the floor plan, customizations, styles (Ranch, Cape Cod, two-story, duplex, modern, and French country), brands, site preparations, and the foundation type.
Modular home costs depend on how many bedrooms or bathrooms you include in your plan. For 2 bedrooms / 1 bathroom (800 – 1,400 sq. ft.), its base unit cost runs around $40,000 – $140,000. However, if it comes with installation, it costs around $65,000 – $225,000. To give you an overall estimate of how it will cost you depending on your choice, here’s a table for your reference:
| Modular Home Type | Base Unit Cost | Total Cost With Installation |
| 2 bedrooms / 1 bathroom (800 – 1,400 sq. ft.) | $40,000 – $140,000 | $65,000 – $225,000 |
| 2 bedrooms / 2 bathrooms (1,000 – 1,500 sq. ft.) | $50,000 – $150,000 | $80,000 – $240,000 |
| 3 bedrooms / 2 bathrooms (1,200 – 1,800 sq. ft.) | $60,000 – $180,000 | $95,000 – $290,000 |
| 3 bedrooms / 3 bathrooms (1,400 – 2,500 sq. ft.) | $70,000 – $240,000 | $115,000 – $365,000 |
| 4 bedrooms / 2 bathrooms (1,600 – 2,600 sq. ft.) | $80,000 – $250,000 | $130,000 – $380,000 |
| 4 bedrooms / 3 bathrooms (1,700 – 3,000 sq. ft.) | $85,000 – $270,000 | $135,000 – $430,000 |
| 5 bedrooms / 3 bathrooms (2,000 – 3,200 sq. ft.) | $100,000 – $290,000 | $160,000 – $460,000 |
Just like how modular homes come with types, their price varies on how many stories you will avail. Modular homes are available as 1, 2, and even 3-story buildings. You should expect a multistory modular home to get installed longer than usual because it comes with different pieces assembled. Here’s a price list of it:
| Number of Stories | Prefab Modular Home Cost | Custom Modular Home Cost |
| 1 | $40,000 to $113,000 | $96,000 to $276,000 |
| 2 | $75,000 to $188,000 | $180,000 to $575,000 |
| 3 | $150,000 to $263,000 | $375,000 to $800,000 |
If you want to customize your modular home, then you have to consider an additional cost for it since the people involved in that project need time and labor to modify the original plan and design. Customized modular homes cost $100 to $250 per square foot for the base unit and around $130 to $310 per square foot including installation.
Modular homes come in different styles as well. It depends on how simple or complex your modular home you like it to be. To give you a reference, here are some common prices of modular homes based on the type.
| Style of Modular Home | Typical Price Range | Average Price |
| Tiny Home | $20,000 – $50,000 | $35,000 |
| Townhouse | $45,000 – $133,000 | $79,000 |
| Duplex | $90,000 – $225,000 | $158,000 |
| Log Cabin | $25,000 – $250,000 | $138,000 |
| Cottage | $50,000 – $150,000 | $100,000 |
For a modular home, the average cost of building a foundation is $6,000 to $20,000, or $7 to $30 per square foot. Then again, the prices vary depending on the type, location, and size.
Here’s a table for you to look at:
| Type | Cost Per Square Foot | Average Total Cost |
| Basement | $33 – $47 | $20,000 – $29,000 |
| Crawl Space | $7 – $14 | $6,300 – $16,300 |
| Pier and Beam | $7 – $11 | $3,000 – $8,000 |
| Stilts / Pilings | $11 – $19 | $12,000 – $30,000 |
Foundations are essential to modular homes as they allow electrical, heating and cooling, and plumbing connections from the space between the sub-floor and to the ground. So monolithic concrete slab foundation types are not possible in this type of setup.
Pier and Beam foundations. This type of foundation is the most common as it is the cheapest and fastest to set up in just a day.
Crawl space foundations. This foundation is similar to pier and beam but it gives more room and space under the house for storage.
Basement foundations. A foundation type is the most expensive but increases the raised value of the property and its total living space.
Stilts and pilings foundations. This foundation is usually expensive and unconventional. This setup keeps the house elevated, especially in those storm-prone or hurricane-affected locations.
It’s important to prepare the site location by undergoing ground leveling and grading, and land excavation. This includes cutting down trees, plants, rocks, and debris. For land clearing and preparation, it costs $2750 on average, depending on the floor plan and the current condition of the land.
Utility poles for electricity, lines for water or plumbing, lines for internet service, and heating and cooling units may cost from $2500 to $25000. This still varies on the project scope and location. In rural areas, modular homes would need a water well, solar power like installing solar panels, and septic tanks if necessary.
For delivery, the average price for modular homes ranges from $5 to $10 per square foot, or $3000 to $12000. The cost basically includes manpower, the equipment to move the sections into place, and transportation costs.
For installing the foundation, it runs around $6000 to $20000, depending on the size, type, and location. If you are on a tight budget, installing pier and beam would be the most practical choice.
To be fair, “per square foot” has been the standard pricing nationwide. However, you should expect relative differences when it comes to the location your home will sit on and the design of homes available in the area. This is to match the local building code and the style of the neighborhood you’ll have. Manufacturers or companies located in areas with bigger lot sizes may suggest larger floor plans or styles. It just purely depends on what style of modular home suits based on your location.
Customizing such as adding a garage, deck, or basement would certainly add up to the overall cost. Prices depend on the size and the location it’s attached to the home or not.
| Upgrade | Average Cost |
| Garage Addition Costs | $19,600 – $28,200 |
| Deck Costs | $4,000 – $10,000 |
| Basement Foundation Costs | $25,000 – $80,000 |
| Basement Finishing Costs | $22,000 – $46,000 |
| Driveway Costs | $1,700 – $6,900 |
| Fence Costs | $1,600 – $3,400 |
| Landscaping Costs | $3,000 – $16,000 |
| Shed Costs | $1,500 – $5,000 |
Permits and fees normally range from $500 to $5000. Prepare a bigger budget for the land preparation and installation because that usually costs the most. For some municipalities, they would ask you for impact fees for roads, schools, or parks. Particularly, you need to obtain these permissions: building, soil testing, utility connection, certificate of occupancy, mechanical permits, and driveway constructions.
It is best to consult your contractor about the permits to acquire in building your modular home. Just like the other factors affecting the overall cost of building a modular home, the permits cost $500 to $4000 on average, depending on the state you’ll live in and the size of your home. Your contractor will be the one to get those permits for you upfront.
On average, sales tax runs around $5000 to $10000 for the modular home components all in all. It is very specific to the state but still also depends on the city. Your manufacturer is the best one to consult regarding sales tax questions.
Mobile homes cost $30 to $60 per square foot while modular homes cost $50 to $100 per square foot. To compare these two, modular homes are much more customizable and are typically placed on a permanent foundation while mobile homes are mounted on a steel frame, detachable, and are built to HUD standards.
Here’s a complete price comparison and some aspects to consider:
| Type | Modular | Manufactured |
| Cost Per Square Foot (Unit Only) | $50 – $100 | $30 – $60 |
| Average Sales Price (Unit Only) | $75,000 – $150,000 | $30,000 – $75,000 |
| Building Standards | Local, State & Regional | HUD Code |
| Typical Size (SF) | 800 to 2,800 | 500 to 1,200 |
| Construction Time | 1 to 4 Months | 1 to 4 Weeks |
| Transportation | Modules are moved on trucks | Transported on its own wheels |
| Mobility | Permanent and expensive to move | Cheaper and easier to move |
| Stories | 1 – 2 stories or more | 1 story only |
| Foundation | Permanent | Mobile / Not Permanent / Steel Chassis |
| Appreciation | Grows over time | Loses Value |
Trusted Pre-Built Modular Home Brands (and its costs)
To give you an overview of the prices of pre-built modular homes brands, its average range is from $60 to $275 per square foot, depending on the brand, size, floor plan, and customizations availed. Here are the specifics:
| Brand | Cost Per Square Foot | Area Served | Floor Plans | Sizes (SF) |
| Champion | $90 – $140 | Nationwide | 2,000+ | 400 – 3,200 |
| Clayton | $70 – $200 | Nationwide | 100+ | 1,000 – 2,280 |
| Pratt | $65 – $100 | South | 60+ | 1,600 – 3,000 |
| Kent | $70 – $100 | Canada, Maine | 100+ | 600 – 2,500 |
| Huntington | $110 – $275 | Northeast | 100+ | 620 – 4,600 |
| Heckaman | $60 – $100 | Midwest, South | 50+ | 860 – 2,800 |
| SICA | $60 – $80+ | NJ | 2,000+ | 1,200 – 3,900 |
| Triton / Ritz-Craft | $90 – $200+ | NY | 200+ | 875 – 4,100 |
| Bonna Villa | $80 – $120 | West, Midwest | 80+ | 1,100 – 2,700 |
| Palm Harbor | $80 – $150 | Nationwide | 100+ | 360 – 3,600 |
| Royal Homes | $100 – $200 | Canada | 90+ | 820 – 3,900 |
| Express | $110 – $128 | Nationwide | 3,000+ | 530 – 9,900 |
| Tidewater | $125 – $170 | Southeast | 110+ | 825 – 5,700 |
Champion Modular Homes price ranges from $90 to $140 per square foot. Construction time and delivery is within 2 months. It has over 2,000 pre-designed home plans ranging from 400 – 2,400 square feet available nationwide.
It offers a 7-year factory warranty and it assists in getting permits, land preparation, foundation installation, and overall site location work. It is associated with various brands and retailers like Seacoast, Statewide Homes, and All American Homes.
Clayton Modular Homes prices range from $70 to 200 per square foot or $30,000 to $200,000 depending on the size, delivery distance, and model. It operates nationwide and offers more than 175 floor plans ranging from 1,000 to 2,280 square feet.
Its package includes delivery, installation, and finishes at the final cost. They’re open for minor modifications in the floor plan for an additional charge: adding a bedroom, modifying a cabinet in the kitchen, or even installing a bathtub.
Pratt Modular Homes prices range from $65 to $100 per square foot or $39,900 to $218,400 excluding finishing costs on-site. It has more than 60 standard floor plans to choose from ranging from 1,500 to 3,000 square feet with a 7-year warranty on appliances and structure.
Kent Modular Home prices range from $70 to $100 per square foot or $42,000 to $250,000. You can take advantage of this price including delivery, set-up, and utility connections. However, site preparation fees are not included in this. This offers more than 100 customizable floor plans ranging from 600 to 2,500 square feet. It comes with a full-coverage warranty on their materials and construction but only for the first year that you own the home.
Huntington Homes’s cost per square foot is $110 to $275. That includes delivery and placement, for finishing, it may add additional charges. It has more than 100 floor plans to choose from ranging from 624 to 4,632 square feet. It also provides turn-key installation services in addition to selling builders.
It is called a modular home because it comes with sections or “modules” constructed in a factory and then delivered and set up on the site. It has pre-designed plans but can be modified depending on the size, style, and design. It stands the same as traditional homes, is more energy-efficient and stronger. It also follows the same local building codes as site-built homes.
It depends on the floor plan size, style, and location. However, from the moment that the sections are delivered to the final walk-through, it takes about 4-6 weeks to complete a modular home. Builders take 4 – 6 months to construct the home from the day a signed contract is made. If material shortages, shipping delays, or other errors happen during the construction, expect a longer timeframe to finish. It is best to keep the communication open with your contractor.
Yes, modular homes are a good investment because their value increases over time like any other property. Aside from that, they consume less energy and last as long as traditional homes. Much higher appreciation of value if you personally own the land and its foundation is permanent.
Mobile homes’ cost ranges from $40 to $50 per square foot while for modular homes, it ranges from $40 to $80 per square foot. These two homes may look similar but their core difference is that mobile homes are detachable, and can move from one place to another while modular homes sit on a permanent foundation.
Modular homes go through a series of safety inspections and so, by the Federal Emergency Management Agency (FEMA), they are solidly built and can withstand powerful storms like hurricanes and other natural circumstances. The higher you invest in the foundation type, the higher the assurance you get for this.
Before anything else, it is important to note that hiring the right modular home builder is gold. Do a background check, and make sure they have prior experience especially because it’s a more complex type of construction. Here are the scope and responsibilities of a licensed contractor:
It is the main duty of the contractors to manage the site preparation, land clearing, handling utility hook-ups, and foundation work. Next, attach the modular home sections, the coordinate the finishings. If the client requests, install extras like a driveway, porch, or garage.
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