How Much Does It Cost to Build a Modular Home in 2025?
Budget for your modular home project with ease
You can expect to spend $40,000 to $775,000 , with the average build costing $270,000.
Your location, the home’s size, and the selected finishes seriously impact the price.
Set a clear budget and lean on a qualified pro for a smooth, one-time build.
Using factory-built sections makes the process faster and less expensive than using stick-built construction.
This article was updated using automation technology and thoroughly reviewed for accuracy by HomeAdvisor Editor Ryan Noonan.
Building a modular home costs $180,000 to $360,000 , and most homeowners pay an average of $270,000. Your final price will fluctuate based on where you live, the square footage, and the finishes and materials. Since modular homes are a major building project, set a realistic budget early and hire a local modular home building pro to keep surprises at bay.
Modular Home Cost Breakdown
Knowing where each dollar goes helps you stick to your construction budget. Here’s how a modular‑home build breaks down.
| Cost Factor | Cost Range |
|---|---|
| Freight | $5,000 – $15,000 |
| Land Clearing | $1,400–$5,800 |
| Excavation | $1,660–$6,710 |
| Land Grading | $400–$6,500 |
| Foundation | $7–$30 per square foot |
| Installation | $5– $35 per square foot |
| Utility Construction | $6,700 |
| Taxes | $5,000–$10,000 |
| Permits and Fees | $500–$5,000 |
Modular Home Prices per Square Foot
You’ll pay roughly $50 to $100 per square foot for the base unit. On an 1,800‑square‑foot home, that’s $90,000 to $180,000 before any upgrades. Keep in mind the base model is just one slice of the final price tag—you still need to budget for delivery, installation, and finish work.
On the other hand, it costs between $80 and $160 per square foot for a basic modular home, which includes the base unit, delivery, site preparation, installation, and finishing. When requesting a quote from a builder, make sure to confirm what the total includes. Typically, the base price covers the cost of the modules but doesn’t include customization, delivery, or installation.
| Square Footage | Base Model Costs* | Total Finished Cost with Installation |
|---|---|---|
| Per Square Foot | $50-$100 | $80-$160 |
| 1,000 square feet | $50,000-$100,000 | $80,000-$160,000 |
| 1,500 square feet | $75,000-$150,000 | $120,000-$240,000 |
| 2,000 square feet | $100,000-$200,000 | $160,000-$320,000 |
*Add an extra $10 to $150 per square foot if you plan to customize your home.
Modular Home Prices by Type
There are several types of modular homes to choose from, ranging from a tiny home to a large duplex.
| Type of Modular Home | Prefab Average Range (All-in) |
|---|---|
| Tiny Home | $20,000 - $50,000 |
| Townhouse | $45,000 - $133,000 |
| Log Cabin | $25,000 - $250,000 |
| Cottage | $50,000 - $150,000 |
| Duplex | $90,000 - $225,000 |
Cost of Prefab Home Customizations or Additions
Depending on the model you select, you may want to opt for some customizations or add-ons. Common options include:
Building a two-car garage : $28,000
Installing a deck : $7,700
Build a basement : $18,000–$30,000
Constructing a shed : $2,500
Modular Home Prices by Style
Modular homes are available in two style categories: modular and custom. Check out the price and feature differences between these options.
| Style | Price per Square Foot | Description |
|---|---|---|
| Modular | $80-$160 | Lower cost; Faster completion; Limited customization |
| Custom | $130-$310 | Higher cost; Longer build time; Maximum design flexibility |
Additional Cost Factors of a Modular House
Keep these additional costs in mind when budgeting for your modular home build.
Delivery
Plan to budget $5 to $35 per square foot for delivery and installation—costs that hinge on your lot conditions and the home’s size. Most manufacturers roll these services into one turnkey price. Ask the builder to spell out how they handle delays, damage, and post-install warranty claims so you know exactly where you stand.
Permits and Fees
You should budget $500 to $5,000 for permits and local fees. Site prep and installation typically account for the biggest slice, and many cities tack on impact fees for roads, parks, or schools. Common permits include:
Building
Utility connections
Soil testing
Constructing additional features
Regional Differences
Square‑foot prices stay fairly consistent nationwide, but regional trends in lot size and design can nudge totals up or down.
Sales Tax
You 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. The manufacturer of your modular home should be able to answer sales tax questions, or you can contact your local tax office.
Land Clearing
If you need to clear a plot of land to develop your modular home, that cost is separate from the home-building cost. You can expect land clearing to cost $1,400 to $5,800, depending on the size of the land, type of terrain, and local labor rates.
Install Foundation
Every modular home needs a solid foundation. To pour the base, you can expect to pay $7 to $30 per square foot to install a foundation.
Sewage, Electricity, and Water Lines
Don’t forget to budget for the cost of installing essential services, including sewage, electricity, and water. Some factors and additional fees that may impact your final cost include:
Running a natural gas line : $550 per line
Installing a sewer main : $3,200
Adding a water main: $1,600
Wiring for electricity : $1,350
How HomeAdvisor Gets Its Cost Data
No place is more important than your home, which is why HomeAdvisor connects homeowners with local pros to transform their houses into homes they love. To help homeowners prepare for their next project, HomeAdvisor provides readers with accurate cost data and follows strict editorial guidelines. After a project is complete, we survey real customers about the costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
Frequently Asked Questions
Manufactured homes roll out of the factory on a permanent steel chassis that meets HUD codes and lets you move the entire structure later. Modular homes, by contrast, arrive in sections that a crew sets on a permanent foundation, just like a stick‑built house. If you want the durability, customization options, and traditional financing of a site‑built home—but still appreciate factory efficiency—a modular build is the better fit.
Adding a modular wing usually runs 10% to 15% less than building a standalone unit. You’ll save on site work and keep the footprint smaller, yet still gain the extra square footage you need. Because modular pricing is tied to square feet, trimming size is the quickest way to trim cost without sacrificing quality.
Yes, modular homes retain their value if built and maintained well. Appraisers use the same criteria for modular and stick‑built homes, so a well‑maintained modular home keeps pace with the local market. Boost value further with buyer‑friendly upgrades—think high ceilings, efficient HVAC, and durable finishes. Those touches help your investment stay competitive for the long haul.
Once the modules hit your site, crews usually need four to six weeks to set and finish the home. Counting design, permits, and site prep, plan on four to six months from contract to move‑in. Stay in close touch with your builder to keep the schedule on track and tackle any hiccups fast.
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