Description
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.
modular house
Average Modular Home Cost
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.
Average Modular Home Cost By Type
modular home
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
Average Modular Home Cost By Number of Stories
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.
Average Modular Home Cost By Style
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.
modular home
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
Average Modular Home Cost By Foundation Type
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.
Additional Costs and Expenses
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Site Preparation and Utilities
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.
Delivery and Installation
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.
Location and Regional Variances
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.
Add-ons or Upgrades (Customizations)
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 (Sales Tax)
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.
Sales Tax
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.
Modular Homes vs. Mobile Homes Building Cost Comparison
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
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
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
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 Homes
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 Modular Homes
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.
Pros and Cons of Modular Homes
Pros
Moving in only takes 2 to 6 months which is way too faster than site-built homes. To calculate, that’s 30% to 60% faster.
It costs 10% to 20% less than stick-built or traditional homes.
It saves more energy consumption and has lower monthly expenses than traditional, stick-built homes.
Stands and lasts just as long the same or has higher quality than traditional, stick-built homes.
Financing options are accessible and available directly as they are being offered through the manufacturer itself.
It has a higher resale value than a mobile home because it appreciates its value as time goes by.
It is much more customizable with pre-designed plans to offer.
Cons
Modular homes may have restrictions to building in some locations.
Before building or installing your home, you will need to own or buy a piece of land first.
Slower timeframe for reselling the property since most of the new homebuyers are still not that knowledgeable about modular homes that they’re worth more than mobile homes or trailers.
Limited financing options as on-frame modular homes are categorized as mobile homes.
Some states classify this home as a “mobile home” which opens to the possibility of raising the taxes and less or no mortgage options.
Has a higher percentage of down payment than the typical 20% of the standard down payment for site-built homes.
Limited design options since contractors are considering moving the modules into trucks for delivery.
Requires large space of the area for a crane and semi-truck to move around and to deliver and install the module sections.
