True Cost Guide Architects & Engineers Build a Modular Home

How Much Does It Cost to Build a Modular Home in 2024?

Q: How long does it take to set up a modular home?

Setting up a modular home takes 4 to 6 weeks from the delivery of the sections to the final walkthrough. Builders complete the entire process, from signing the contract to finished installation, in 4 to 6 months . Factors like material shortages or shipping delays can extend the timeframe, so maintaining routine communication with your builder ensures you stay informed about progress.

Typical Range:

$180,000 - $360,000

Cost data is based on research by HomeAdvisor.

Updated November 13, 2024

Reviewed by Cati O'Keefe, Expert Home Building & Sustainability Contributor.

Written by HomeAdvisor.

This article was updated using automation technology and thoroughly reviewed for accuracy by HomeAdvisor Editor Ryan Noonan.

The total cost to build a modular home ranges from $180,000 to $360,000 for an 1,800-square-foot home, with an average of $270,000. Factors such as location, home size, and quality of materials significantly impact the final price. Proper budgeting and hiring experienced professionals are essential to ensure your modular home meets your needs and complies with state and local regulations.

Modular Home Cost Breakdown

Understanding the costs involved in building a modular home can help you budget effectively. Here’s a breakdown of the expenses you can expect.

Cost Factor	Average Cost
Freight	$5,000 – $15,000
Land Preparation	$1,250 – $4,000
Foundation	$4,000 – $13,000
Installation	$25,000 – $50,000
Utility Construction	$6,700
Taxes	$5,000 – $10,000
Permits and fees	$500 – $5,000
Additions (Decks, Garages)	$7,500 – $50,000
Subtotal	$54,750 – $147,000
1,800 square-foot model	$72,000 – $144,000
Total	$126,750 – $291,000

Modular Home Prices per Square Foot

You’ll pay about $50 to $100 per square foot for the base price of a modular home. For a typical 1,800-square-foot modular home, that translates to between $90,000 and $180,000 for the materials alone, not including any customizations like flooring or siding upgrades. While the base model’s price is the largest single expense, remember that it’s only one part of the total cost for a finished home.

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 $40 per square foot if you plan to customize your home.

Consult With a Modular Home Builder

Modular Home Costs by Type

Modular homes come in various types and styles, each affecting the cost differently. Let’s explore how the type of modular home influences the price.

Type of Modular Home	Prefab Average Range (All-in)	Prefab Average Cost (All-in)
Tiny Home	$20,000 - $50,000	$35,000
Townhouse	$45,000 - $133,000	$79,000
Log Cabin	$25,000 - $250,000	$138,000
Cottage	$50,000 - $150,000	$100,000
Duplex	$90,000 - $225,000	$158,000

Average Cost to Build a Modular Home

Besides the cost of purchasing the modular home, you should budget an additional $5 to $35 per square foot for delivery and installation. This wide range accounts for differences in your land and the size of your home. Typically, the company providing the structure handles all these tasks, giving you one grand total for your finished home. An estimate from an experienced builder should be highly accurate. Be sure to check your sales contract for procedures regarding delays or damage before completion, as these may differ between companies. Any issues that arise after you take ownership will likely be covered under your warranty.

Some factors and additional fees that may impact your final cost include:

Clearing land: $2,750
Installing a foundation: $7 to $30 per square foot
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

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

Additional Cost Factors of a Modular House

Several additional cost factors can affect your modular home’s final price, depending on local ordinances and your choices. When planning your budget, consider:

Permits and Fees

Permits and fees range from $500 to $5,000. Preparing the land and installation usually require the most expensive permits. Some municipalities may also require impact fees for parks, roads, or schools. You may need permits for:

Building
Utility connections
Soil testing
Constructing additional features

Be sure to ask your contractor which permits you’ll need, or consult your city’s building department.

Regional Differences

Although prices per square foot tend to be fairly standard nationwide, you may notice regional differences in the size and design of homes available. If you live in an area with bigger lot sizes, companies may offer modular homes with larger footprints, particularly one-story ranch styles. Home manufacturers that serve urban clientele will most likely have a suite of compact two- and three-story designs that are appropriate for narrow lots.

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.

Custom-Design Prefabricated Home Prices

“If you find custom changes push you over budget, ask your builder to steer you toward a plan that meets your needs. You shouldn’t be reworking large portions of the floor plan. Use your dollars for details like bumpouts or window placement changes.” Cati O’Keefe, Expert Home Building & Sustainability Contributor.

If you’re planning a custom modular home, expect to pay at least $200,000 to $400,000. Many builders are willing to customize designs beyond finishes like flooring or countertops. Some can adapt an existing design or even create a brand-new one for you. When choosing your modular home builder, ask about the level of design customization they offer. Keep in mind that extensive customizations can increase the average price per square foot.

Modular Home vs. Building a Fully-Custom House

If you’re considering customizing your modular home, consider the price and build time distinctions before committing to it.

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

Hire a Local Modular Home Builder

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

What’s the difference between a manufactured and a modular home?

Manufactured homes are built on a chassis to the national HUD standard, classified as vehicles for tax and zoning purposes, and they can be relocated. In contrast, modular homes are constructed in sections at a factory and assembled on a permanent foundation at the site. Modular homes offer more customization and durability similar to traditional homes.

How much does it cost to add a modular addition to an existing home?

Adding a modular addition to an existing home costs about 10% to 15% less than building a new standalone modular home. Modular additions are more affordable because they require less site preparation and are smaller in size. Since modular homes are priced by square foot, adding a smaller addition reduces the overall cost while expanding your living space efficiently.

Do modular homes hold their value?

Modular homes hold their value because they are appraised and valued using the same metrics as stick-built homes. They offer similar investment potential and can appreciate over time with proper maintenance and upgrades. Enhancing your modular home with features like high ceilings, energy-efficient systems, and quality finishes further increases its market value, making it a sound long-term investment.

How long does it take to set up a modular home?

Setting up a modular home takes 4 to 6 weeks from the delivery of the sections to the final walkthrough. Builders complete the entire process, from signing the contract to finished installation, in 4 to 6 months. Factors like material shortages or shipping delays can extend the timeframe, so maintaining routine communication with your builder ensures you stay informed about progress.