Building a modular home costs between $180,000 and $360,000, with the average homeowner spending $270,000. Prices vary depending on the size and location of the home, as well as how customized you get.
Modular homes are prebuilt in a factory, section by section, before being delivered to their installation site. This typically makes them less expensive and easier to install than standard homes, aka stick-built homes, which are built entirely on-site.
Modular homes are a type of prefabricated home. If you already own some land, they are a great way to save on the cost of building a home. On average, modular homes cost $20 to $340 per square foot less than stick-built homes, but certain factors will influence the final cost.
You can expect to pay between $80 and $160 per square foot for a basic modular home, which includes the base unit, delivery, site preparation, installation, and finishing. Additional customizations and features—like a porch or garage—can drive up costs by another $10 to $150 per square foot, depending on the project’s complexity.
However, if you plan to assemble and finish the home yourself, the base unit and delivery alone will cost around $50 to $100 per square foot.
| 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 |
Customizing your modular home's floor plan, size, or finishes will increase your costs since your builder will need to spend time and labor modifying the home's original design. Custom modular homes typically cost $100 to $250 per square foot for the base unit. In total, you can expect to pay between $130 and $310 per square foot, including installation.
When planning to build a modular home, you must ensure the land is fully prepped. Depending on your site, this might include leveling the ground, establishing the appropriate grade, and removing trees, plants, and debris. Before breaking ground, you’ll need a land survey to ensure digging is safe, which costs $400 to $550.
Most new construction projects require excavation work before construction can begin, and that’s true of modular homes as well as stick-built ones. Typically, excavation costs range from $1,660 to $6,710, with an average price of $3,970.
You might also need to clear the land to remove shrubs, brush, and other debris; this costs an average of $1,400 to $5,800. Uneven land must be graded before you can place the modular home. Land grading costs between $400 and $6,500.
| Land Prep Type | Average Cost |
|---|---|
| Land survey | $400 – $550 |
| Excavation | $1,660 – $6,710 |
| Land clearing | $1,400 – $5,800 |
| Land grading | $400 – $6,500 |
Most modular homes require a foundation to support the home adequately. Foundation installation costs an average of $8,500, or $7 to $30 per square foot. Prices vary considerably depending on the foundation type. For instance, if you plan to install a basement foundation, costs can range from $20,000 to $30,000, while a crawl space foundation usually starts at around $6,000.
If you are using natural gas rather than propane and do not have a natural gas line, you will need to install one. Running a natural gas line usually costs around $550.
Sewer mains help keep your bathrooms in working order. Installing a sewer main typically costs around $3,200.
Water mains deliver water to your faucets, so they are a critical part of any home. Water main installations run around $1,600, on average.
Chances are you will want some electricity running to your home to keep the lights and power on. Wiring a home for electricity usually costs around $1,350.
You will likely pay between $500 and $5,000 in permits and fees, depending on your municipality's requirements. Municipalities often require permits to prepare the land and install a modular home. Permits might be needed for building the home, installing utility connections, testing soil, and construction additions. You might also need to pay impact fees for schools, roads, and parks. If you are building an accessory dwelling unit (ADU), a separate permit is typically required.
Many modular homes come with a sales tax, which varies depending on your state. But these taxes usually range from $5,000 to $10,000, on average.
Many homeowners choose to install additions to their base unit, such as a basement, shed, or deck. Depending on the feature, these additions can range from $2,500 to $30,000 or more. Popular modular home additions include garages, decks, basements, and sheds.
| Addition Type | Average Cost |
|---|---|
| Two-Car Garage | $28,000 |
| Deck | $7,700 |
| Basement | $18,000 – $30,000 |
| Shed | $2,500 |
Like stick-built houses, there are all different types of modular homes—from the ever-popular tiny home to cottages, duplexes, and townhouses. Here are some common prices of modular homes based on the type.
| Type 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 |
Modular tiny homes typically cost between $20,000 and $50,000. These homes are usually 100 to 400 square feet, though larger tiny homes may top 500 square feet. Some options are built on a steel frame with wheels, so you can move them around. Others use a permanent foundation, which is on the higher end of the price spectrum.
Modular townhouses cost between $45,000 and $133,000 for most homeowners. This type of home typically has two floors and spans 900 to 1,500 square feet. Larger townhomes that span more than two stories will cost more.
If you are weighing a townhouse vs. duplex, the duplex will typically cost more. Modular duplexes typically cost $90,000 to $225,000 and span 1,800 to 3,000 square feet. This type of modular home either has one or two stories, constructed side by side.
Log cabins are one of the most popular types of homes that are sold in prefab kits. Modular log cabins usually cost $25,000 to $250,000. There is a large price range because there are so many options. Some are bare bones, while others ooze rustic luxury.
Modular cottages cost between $50,000 and $150,000 for most homeowners. Cottages typically span 1,000 to 2,000 square feet, making them a cozy option for a single-family home.
You can save money on a modular home by installing it yourself; however, it is a complex project that requires some construction know-how, so it is best attempted by homeowners with construction expertise.
Many local governments will not even grant a permit to someone who is not a pro, and you will still typically need to hire a professional plumber and electrician to give your home electricity and running water. Rather than do the work yourself, hire a custom home builder near you.
Hiring a contractor to install your modular home costs between $5 and $35 per square foot, which is added to the base unit cost of $50 to $100 per square foot. Installation involves stages, such as connecting your home's modules, completing carpentry and finishing work, installing stairs and external pieces, and testing and inspecting. You may be able to do part of the work yourself and then hire a local home renovation contractor to tackle the rest.
If you decide to take on the installation yourself, then you can skip these labor costs. Instead, you will only need to pay for the base unit and any tools and materials needed to complete the project. Required tools and materials vary quite a bit depending on factors like whether you need to level your ground, add a basement foundation, install electrical wiring, and more.
Modular homes are an affordable alternative to traditional stick-built homes. That said, they are generally a bit higher-end than the cost of a container home, luxury yurt, or mobile home. Nonetheless, modular homes generally stand the test of time—and there are ways you can shrink your budget. Use these tips to cut down on the cost to install a modular home:
Choose a prefab modular home: Custom features add significantly to the total price tag. Instead, stick with a prefab home. Since they are easier to install, you will save on labor.
Pick a smaller home: Modular homes are priced by square footage. Smaller homes cost significantly less. You may not be able to squeeze a family of five into a tiny home, but a modest cottage could be a perfect fit. If possible, stick to a single story, which tends to be the most affordable.
Search for a discount: Certain state or local government programs may help you save on a modular home. For example, some efficient modular or manufactured homes can receive rebates in Oregon, Maine, and Virginia. Check for discounts, grants, and other incentives in your local area.
Choose your location wisely: You can rack up significant delivery and transportation costs in inaccessible areas. Beyond that, land clearing and leveling will add to the cost of your modular home installation. To save, choose a plot of land that is readily accessible and suitable to build as-is.
Skip the upgrades: If you do not need an addition or upgrade, avoid it. Keep costs down by skipping a garage or deck build. Choose a modular home made from trusty but affordable mid-range materials, rather than splurging on luxury finishes.
Building or buying a modular home can be an affordable way to get on the property ladder without busting your budget. However, like any type of home, modular homes have several pros and cons. Consider the following before taking the plunge.
Lower cost: Modular homes cost an average of $270,000, while traditional stick-built homes cost an average of $318,820.
Faster construction: Modular homes are constructed in a factory and shipped to the home site for installation, making the process faster than a traditional home build.
Durable: Modular homes are as durable as traditionally built homes—and they are often better able to withstand extreme weather events, like tornadoes or hurricanes.
Sustainable: Modular home construction produces less waste than traditional home construction, making modular homes more eco-friendly.
Quality control: Because modular homes are built in factories, they undergo rigorous quality control before shipping. This gives you peace of mind that your home will not have any quality issues.
Fewer customization options: When buying a modular home, you can choose between several floor plans and design options, but you’ll have far fewer opportunities to customize your home than a traditional site-built home.
Unforeseen costs: When you buy a modular home, you’ll also need to buy land and pay for preparation before home construction, which adds to the overall cost.
Potentially complex financing: If you’re building a new modular home, you may need a construction loan rather than a traditional mortgage. Some lenders offer construction-to-permanent loans, which convert to traditional mortgages once the house is constructed.
Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We extensively research project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We rely on 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.
Want to help us improve our cost data? Send us a recent project quote to costquotes@angi.com. Quotes and personal information will not be shared publicly.
It typically costs 10% to 15% less to install a modular addition on an existing home than to build a standalone modular home. Additions are less expensive because they generally do not require extensive site preparation to install. They are also relatively modest in size compared to an entirely new structure, and modular homes are priced by the square foot.
Yes, modular homes are usually less expensive than stick-built homes since modular home components are predesigned and prebuilt. Part of the reason is because they are simpler to install, so you will cut down on labor costs. Modular homes usually cost around $80 to $160 per square foot, while stick-built homes can cost anywhere from $100 to $400 per square foot.
Modular and manufactured homes are both largely predesigned and prebuilt before arriving at the installation site. Modular homes, however, are built on a permanent foundation, while manufactured homes are built on a chassis that meets the national U.S. Department of Housing and Urban Design standard. Manufactured homes are considered vehicles for zoning and tax purposes, and they can be easily relocated.
Modular homes are typically appraised and valued using the same metrics as stick-built homes, so they offer a similar investment value. Furthermore, you can install additional features and customizations to increase your modular home's value, such as high ceilings, energy-efficient systems and appliances, and high-quality finishes and materials. All the things that increase the value of a stick-built home also increase the value of a modular home.
It typically takes four to six weeks to install a modular home, starting from when the modules are delivered to the final walkthrough. Very large or multi-story modular homes can take longer to install. This is dramatically different from the average build time for a stick-built home. Generally, stick-built homes take anywhere from three to six months to complete—or longer if you face construction delays.
