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How Much Does It Cost To Build A Modular Home?

Typical Range: $180,000 - $360,000

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Cost of Modular Homes

An 1,800 square-foot modular home costs around $180,000 to $360,000, or $240,000 on average. This breaks down to a price of $100 to $200 per square foot and does not include purchasing the land. The expense for the unit ranges from $40 to $80 per square foot, with an extra 20-50% for custom features. By comparison, the cost to build a custom home runs from $350,000 to one million.

A modular home is a structure that is partially built in a factory. The builder ships the pieces to the site. There, installers prepare the land, place the sections on a permanent foundation and complete construction. Homeowners choose these houses because they are easy to customize and often complete only a few months after the builder finishes the design and receives payment.

Modular Home Prices

A modular home that is 1,800 square feet will cost about $72,000 to $144,000 without any customization, such as flooring or siding upgrades. The price of the base model itself is the largest single expense in the total for a finished home. When you look at base prices for these units, keep in mind that it is only one part of the total expense.

Modular Home Cost Per Square Foot

Home buyers pay about $40 to $80 per square foot for the base price of a modular home. When you request a quote from a builder, you need to confirm what the total includes. The base price covers the cost of the sections, but not customization, delivery or installation. Many buyers finance the purchase with a short-term construction loan through a lender that they can later convert to a mortgage. People who pay cash should ask the builder for a payment schedule.

Modular Home Price List per Square Foot
Square FootageBase+ Customizations+ DeliveryTotal Once Finished

Prefab Home Price List per Size

Average Modular Home Plans and Prices
HomeSquare FootageAverage Cost
1-Story Ranch1,600$64,000-$128,000
4 Bedroom/3 Bathroom2,200$88,000-$176,000
3 Bedroom/3 Bathroom1,700$68,000-$136,000
3 Bedroom/2 Bathroom1,500$60,000-$120,000
5 Bedroom/3 Bathroom2,600$104,000-$208,000
2 Bedroom/1 Bathroom1,000$40,000-$80,000

Modular Duplex Cost Estimator

The price of a modular duplex may not differ significantly from the $40 to $80 per square foot for a single-family home of a similar size. Not all builders offer duplex floorplans. You may need to search for professional contractors who specialize in multi-family construction, or ask a manufacturer if they can convert a floorplan from one to two units.

Custom Design Prefabricated Home Prices

For a custom modular house, you should plan to pay at least $200,000 to $400,000. Many builders are willing to customize a design beyond finishes like flooring or countertops. Some will expand on an existing design, or even take a competitor's floorplan and adapt it for interested buyers. With a primarily custom design, the total cost may extend far beyond the average price per square foot.

Prefab House Kit Pricing

Paying for a base-model home kit costs around $40 to $80 per square foot. Some builders are willing to sell and deliver a pre-built house to a homeowner who will complete the rest of the work. Others arrange the construction and finishing through their own contractors and subcontractors. Decide which approach you prefer before you start talking to builders, so you can find the right one for you.

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Average Cost to Build a Modular Home

Outside of the cost to purchase the modular home, you’ll pay about $52,000 to $167,000 to have it delivered and installed. Generally, the company providing the structure prefers to handle all of these tasks, giving you one grand total for the finished home. This estimate from an experienced builder should be highly accurate. Consult the sales contract for procedures concerning delays or damage prior to completion, as they may differ between companies. Problems that come up after you take ownership will be a matter of warranty coverage.

Modular Home Construction Cost Calculator
Land Preparation$1,250-$4,000
Utility construction$3,000-$20,000
Permits & Fees$500-$5,000
Additions (Decks, Garages)$7,500-$50,000
1,800 square-foot model$72,000-$144,000

Cost to Move a Modular Home

Transporting the sections from the warehouse to the property costs about $5 per square foot. Delivery charges often relate to the number of sections for the home. Floorplans under about 1,200 square feet may be built in one piece. Larger houses usually come in multiple shipments.

Cost to Prepare Land for a Pre-Manufactured House

Clearing land costs about $2,700. This process involves the following tasks:

  • inspecting the property
  • removing or relocating trees, plants or rocks
  • leveling the ground
  • establishing the proper grade

Excavation for the foundation may be completed at the same time.

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Modular Home Foundation Costs

The price to install a foundation averages about $8,500.

  • Monolithic Concrete Slab: $4,500 to $12,000.
  • Crawlspace: $8,000 to $21,000.
  • Basement Foundation: $18,000 to $30,000.

These expenses also relate to the size of the foundation and the home’s footprint.

Modular Home Installation Labor Costs

After delivery, installing the modular home costs about $25,000 to $50,000. The wide range accounts for variations in the land and the size of the home. Once the completed sections arrive, installers perform a series of tasks known as “buttoning-up.”

Buttoning-up includes:

  • attaching the sections together
  • installing exterior finishes like siding or stairs
  • completing interior finishes like drywall
  • installing and hooking up appliances
  • testing windows and doors

Utility Construction Costs

Installing new utility lines costs about $3,000 to $20,000, depending on the complication of the project. On average, most home buyers will need to pay for the following:

Many modular home builders prefer to select contractors for these services instead of having the homeowner find a pro.

Sales Tax

Homeowners may need to pay sales tax on the modular home components, which average about $5,000 to $10,000. Taxes are usually specific to the state but may also vary by city.

Permits & Fees

The cost of permits and fees ranges from $500 to $5,000. The permits required for preparing the land and installation usually cost the most. Homeowners may need to obtain permission for:

  • Building
  • Utility Connection
  • Soil Testing
  • Construction of Additional Features

Ask your contractor which permits you need or consult your city's administration directly.

Decks, Garages & Other Additions

Regional Size & Design Differences

Although prices per square foot tend to be fairly standard nationwide, homeowners may notice regional differences in the size and design of homes available. Companies located in cities with bigger lot sizes may offer larger modular homes, particularly those built in the one-story ranch style.

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Factory-Build Prefab Home Prices

The term “prefabricated home” includes modular and manufactured options. All prices listed above relate only to modular homes.

Prefab Home Costs Per Square Foot

Price Difference Between Modular and Manufactured Homes

Manufactured homes cost around $40 to $50 per square foot compared to $40 to $80 for modular home construction. The two types may look very similar, especially for smaller sizes. Manufactured units are built to the national HUD standard. Homeowners can relocate them to another lot, if needed. In contrast, modular styles are meant to have a permanent installation.

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Pre-Built Home Prices by Brand

Clayton Homes Pricing

Clayton is a national manufacturer of these types of houses. They offer a variety of floorplans - ranging from $75,000 to $150,000 as a base price. As a rule, they handle delivery, installation and finishes as part of the unit’s total cost. Interested buyers should contact them directly for warranty information.

Homeway & Pratt Modular Homes

To keep delivery costs down, look for national or local builders with locations near you. There are many popular regional brands, such as:

  • Homeway: Finished price of $120 to $180 per square foot. Customizes to suit any design. Features 1-year warrantyon construction.
  • Pratt: Base price of $65 to $85 per square foot. Provides a 7-year warrantyon structure and appliances.

Local Brands Offering Modular Designs

BrandTiny Homes1-Story2-StorySquare Footage
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What Is an Average Small Modular Home Price?

Smaller modular homes that do not qualify as “tiny” cost about $36,000 to $88,000. On average, options available range about 900 to 1,100 square feet.

How Much Does It Cost for a Multi-Family Prebuilt Home?

A two-story prefab home ranges from $84,000 to $168,000. Builders suggest separate floors for multiple generations living in a single house. Homeowners can also consider paying an additional $18,000 to $30,000 to install a basement with a separate walkout.

What Are the Cheapest Prefab Homes for Sale?

Pre-built homes that price closer to $40 per square foot may lose most of their aesthetic exterior features. In many cases, they resemble simple, single-wide manufactured homes.

Can You Install a Modular Home on a Basement?

Many modular home installers know how to place the sections on top of a basement. When you call builders to get quotes, ask them for information about adding a basement.

What Does It Cost for a Modular Home vs. Building a Custom House?

StylePrice Per Square FootProsCons
Modular$100-$200Usually cheaper, finished more quicklyFewer choices
Custom$100-$400Most freedom in designCosts more, takes longer to complete

Are Modular Homes a Good Investment?

Modular homes have risen in quality in the past few decades. They offer many features that future buyers want, like:
  • high-end finishes
  • quality exterior materials
  • energy-efficiency

If you are thinking about buying new construction, going with this type of house may help you save some money and finish the building process more quickly.

How Long Does It take to Set Up a Modular Home?

It takes about 4 to 6 weeks to complete the home from the time the sections are delivered to the final walk-through. Builders often quote around 4 to 6 months from the moment they receive a signed contract to a finished installation.

How to Find and Hire a Reputable Home Builder?

Ready to find a good home builder? Think about what you want, and settle on a budget. Be sure to look at the finished price for every bid. To request a detailed quote, search for a qualified modular home builder near you.

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