How much do modular homes cost in 2023- The complete Price Guide

Many different sources, when asked the same question about how much it will cost to construct a modular home, will give you many different answers.

Some businesses will tell you that they can construct a house for you for as little as $35-$50 per square foot, but the price that they are quoting you is just the starting point for the cost of the house.

When discussing the price of a modular home, there are a few distinct terms that are used to differentiate which price you are referring to specifically. These terms include: Make it a habit to always ensure that you ask specific questions so that you are aware of which price is being discussed.

On this page, any money amounts are just educated guesses based on the most accurate information we have right now. Your actual costs may vary, depending not only on what you’re building but also on the location of that building. Check out the Price Breakdown Page on our website to get a clear picture of how your money is being spent.

 Modular homes typically have a starting base unit cost that ranges from $50 to $100 per square foot.

Installation is included in the price of the finished product, which ranges from $80 to $160 per square foot.

The price of a modular home is typically lower than the price of a stick-built home.

Prefabricated modular homes are constructed in a factory, section by section, before being transported to the location where they will be installed. Because of this, they are typically less expensive and easier to instal than conventional homes, also known as stick-built homes because they are constructed entirely on the site.

The construction and installation of a modular home has an average cost of $280,000, but this number can vary greatly depending on factors such as the home’s size, location of installation, and level of customization.

If you have ever entertained the idea of constructing your own house, you have most certainly become familiar with the various approaches that can be taken.

Stick-building, which is the most frequent technique of construction, is sometimes referred to as modular construction, which is a way that is seeing tremendous growth. Building with modular components is advantageous from both a financial and environmental management point of view.

You can have a prefabricated house in a variety of dimensions and designs, ranging from prefab designs to custom builds, typically for a lower cost and in a shorter amount of time than a conventional stick-built house.

Modular homes, like other styles of construction, can fluctuate in price depending on factors such as size, location, and the materials used. The price range for the national average of a modular home is between $150,000 and $300,000.

The majority of individuals spend approximately $240,000 on a 2,000 square foot semi-custom modular home that is built and delivered with a two-car garage.

The cheap cost of this project is $75,000 for a prefab modular home of 1,500 square feet that is finished and delivered but does not include a garage.

A high-end luxury modular home with 2,000 square feet of living space, two car garage space, and complete customization will set you back a whopping $420,000 when it is finished and delivered.

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Base price of Modular Home

The only expenses that are covered by the Base Price are those associated with the production of the modules for the base plan that you have chosen.

For the price of these modular homes, we will not be able to accommodate any customizations or alterations that you request.

Some businesses will artificially lower the base price of the home by listing space such as an unfinished attic as part of the total square footage of the home.

This practise is known as “square footage inflation.” Although it is typically possible to convert that space into a liveable area, the associated costs are not factored into the base price.

How Much Does it Cost per Square Foot to Purchase a Modular Home?

For a basic modular home, which includes the base unit, delivery and site preparation, installation and finishing, you can anticipate spending between $80 and $160 per square foot.

These costs cover the total cost of the home. Depending on the intricacy of the project, the addition of more customizations and features, such as a porch or garage, can drive up the costs by an additional $10 to $150.

If, on the other hand, you intend to put together and finish the house by yourself, you should anticipate spending between $50 and $100 per square foot for the base unit and delivery by itself.

How Much Does Each Type of Modular Home Typically Cost?

Because modular homes are typically priced by the square foot, the price of your home will increase proportionately as its square footage increases.

Adding additional bathrooms will also drive up the cost.

For instance, the base unit of a modular home with two bedrooms and one bathroom can cost anywhere from $45,000 to $145,000, while the base unit of a home with four bedrooms and two bathrooms can range anywhere from $90,000 to $270,000.

Cost of a Modular Home Determined by the Number of Bedrooms

Prefabricated homes, much like traditional homes, are available in a dizzying array of dimensions and floor plans. This covers a variety of different bedroom options. There are prefabricated homes available on the market that are quite small and only have one bedroom, and there are also prefabricated homes that are quite large and have as many as five bedrooms.

Keep in mind that the length of time necessary to complete the finishing work increases proportionately with the size of the house and the number of bedrooms it contains. Large homes are frequently delivered in multiple sections that need to be pieced together after delivery. T

his is in contrast to the delivery of a small home, which may only be in one or two pieces. Regardless of the floor plan, this indicates that larger houses typically have costs that are higher per square foot than those that are smaller.

The following table provides an overview of the typical price range for prefabricated homes, broken down by the number of bedrooms. ‘The costs are determined by the typical square footage of a house that has that number of bedrooms. If your home is significantly larger or smaller than the norm, it’s possible that your costs will fall outside of these ranges.

Modular Home TypesCost of Base UnitTotal Cost with Installation
2 bedrooms / 1 bathroom (800 – 1,400 sq. ft.)$45,000 – $145,000$70,000 – $230,000
2 bedrooms / 2 bathrooms (1,000 – 1,500 sq. ft.)$55,000 – $155,000$90,000 – $250,000
3 bedrooms / 2 bathrooms (1,200 – 1,800 sq. ft.)$70,000 – $190,000$100,000 – $300,000
3 bedrooms / 3 bathrooms (1,400 – 2,500 sq. ft.)$75,000 – $245,000$120,000 – $375,000
4 bedrooms / 2 bathrooms (1,600 – 2,600 sq. ft.)$90,000 – $270,000$140,000 – $390,000
4 bedrooms / 3 bathrooms (1,700 – 3,000 sq. ft.)$95,000 – $280,000$140,000 – $440,000
5 bedrooms / 3 bathrooms (2,000 – 3,200 sq. ft.)$110,000 – $300,000$170,000 – $480,000

10 must-know modular home facts:

  • The majority of businesses that specialise in modular homes have their own in-house engineering departments that make use of CAD (Computer-Aided Design).
  • The value of modular homes stays the same over time, meaning that they do not experience a decline in worth like site-built homes do.
  • Modular homes are eligible for the same types of mortgages as site-built homes.
  • Modular homes are built off-site in a factory and then transported to the final construction site, where they are assembled on a permanent foundation.
  • It is possible to personalise modular homes.
  • Different styles and configurations of modular homes are available.
  • Office buildings are one example of a commercial application that could benefit from using modular construction.
  • Similar to manufactured homes, modular homes are considered to be permanent structures and are therefore typically assessed as real property.
  • Crawl spaces and basements are both viable construction options for modular home construction.
  • One type of environmentally friendly construction is called a modular home.
  • The cost of insurance for site-built homes and homes built with modular construction is the same. Mobile or manufactured homes are the only types of homes that need their very own specialised homeowner insurance policy..

Modular Home Prices by Number of Stories

A modular home, much like a traditionally built house, can have more than one level. One story is typical for homes on the smaller side, whereas larger homes with many bedrooms sometimes have two or even three levels. The manner in which a prefabricated house with numerous stories is delivered and built is the primary distinction between the two.

The construction of larger homes typically takes place in stages. It’s possible that each room or small block of rooms may be built as a single component, then transported to the location, and put together there. It may be possible to construct smaller homes in one or two sections, making the overall construction process more efficient and potentially lowering the cost per square foot.

The prices listed below are for completed, delivered, and installed homes and are based on the average number of stories and square footage of houses with each size.

If your home is significantly larger or smaller than the norm, this could impact the expenditures that you incur.

Number of StoriesPrefab Cost (Including labour)Custom Cost (with Labor cost)
1 Story$45,000 – $120,500$100,000 – $290,000
2 Stories$80,000 – $195,500$190,000 – $595,000
3 Stories$160,000 – $275,500$385,000 – $810,000

What Is the Average Price of a Modular Home That Is Built to Order( Custom Modular House Cost)

Your builder will need to spend time and effort modifying the original design of the home in order to accommodate any changes that you make to the floor plan, size, or finishes of your modular home.

This will drive up your costs. The base unit for most custom modular homes can cost anywhere from $110 to $260 per square foot. Taking into account the cost of installation, the total price per square foot is likely to range between $140 and $320 for the material.

What is the average cost of adding on to a modular home?

Many homeowners decide to enlarge their base unit by constructing an accessory structure such as a deck, shed, or basement. These enhancements can cost anywhere from $2,500 all the way up to $30,000 or even more, depending on the Extra feature to be added to the modular House.

Extra Feature Average Cost for the Extra Feature
Adding a Deck$8,000
2+ Garage$30,000
Basement$19,000 – $35,000
adding a Shed$2,800
Fence$3,200 – $10,000
$3,200 – $10,000
Pool$10,000 – $100,000
Landscaping$8,000 – $15,000
Addition of Extra features rice for Modular House

Prices of Prefabricated Homes According to Type

The fact that modular homes may be created in the exact same architectural styles, interior designs, and floor plans as stick-built homes is one of its greatest advantages. Using modular construction principles, it is possible to build anything of any design or type.

This comprises properties such as cottages, cabins, and townhouses as well as duplexes and townhouses. Assuming that they are constructed on a foundation, the costs to build each type do not vary greatly from the costs of other residences in terms of the cost per square foot.

The cost of the build might vary widely depending on the size and complexity of the structure. A ranch with a single storey, for instance, will have overall expenditures that are distinct from those of a duplex with two stories.

The following table details the typical prices associated with the construction of various different prefabricated house types.

The prices listed are for the delivered and finished home placed on a foundation, and they are calculated based on the typical size of each home.

TypePrefab Cost (Including Labour costs)Custom Cost (Including Labour costs)
Log Cabin Modular$30,000 – $220,000$55,000 – $480,000
Small House$45,000 – $70,500$100,000 – $215,000
Tiny Modular Home$25,000 – $55,000$55,000 – $105,000
Townhouse$50,000 – $115,500$90,000 – $165,000
Cottage$55,000 – $150,000$120,000 – $460,000
Ranch House$80,000 – $137,500$190,000 – $401,000
Duplex Modular$95,000 – $239,000$225,000 – $620,000
Luxury Modular House$480,000 – $620,000
Single-Family House$110,000 – $170,000$250,000 – $480,000

Comparing the Expenses of Do-It-Yourself Installation to Those of Hiring a Contractor

In addition to the base unit cost of $55 to $105 per square foot, the expense of hiring a contractor to instal your modular home might add an additional $7 to $40 per square foot to the total.

The installation process is broken down into several steps, including the following: connecting your home’s modules, performing carpentry and finishing work, adding stairs and external elements, testing and inspecting the finished product, and so on.

If you want to perform the installation on your own, then you won’t have to pay for the labour that was required. Instead, you will only be responsible for paying for the base unit as well as any additional equipment or supplies that are required to finish the job.

The instruments and materials that are required can vary quite a bit based on a variety of things, such as whether or not you need to level your ground, create a basement foundation, instal electrical wiring, and so on.

The Price of Constructing a Prefabricated House

Every type of modular home has the potential to have a different cost to construct it, and this cost can include not only the actual house construction but also the cost of land preparation, foundation work, and any finish work or installation.

In addition, depending on the state in which you reside, there may also be fees associated with delivery, as well as potential taxes and permit fees. The cost breakdown that is provided below will give you an approximate idea of the total costs associated with constructing a prefabricated house.

Keep in mind that prices differ from region to region, and that if you use a company that is located further away, you may end up paying more for the delivery fees.

By utilising land that is already level and prepared for construction, it is possible to reduce the amount of money spent on preparation.

The prices listed below are for a single-family modular home with 2,200 square feet of living space that has only minor alterations made to its fundamental floor plan.

These costs do not include the purchase of the land, nor do they include other expenses such as state or local fees, taxes, or permit fees.

CategoryAverage Costs (Labor Included)
Base Home$90,000 – $120,000
Customizations$30,000 – $40,000
Land Preparation$1,800 – $8,300
Foundation$7,200 – $18,500
Delivery$8,500 – $10,600
Taxes and Permit Fees$1,200 – $3,500
Utilities$8,400 – $20,200
Installation$10,700 – $30,600

Cost to Move a Modular Home

Every one of these homes is constructed in a factory away from the actual spot where it will eventually be inhabited. The cost of making this delivery ranges, on average, between $8,500 and $10,700. When everything is put together and finished, the house will function exactly the same as any other house.

If you decide to move it once it is finished being built, then you will incur the same charges as if you were moving any other house.

The cost of lifting a house off of its foundation and moving it typically ranges between $18,500 to $21,400. After that, you will be responsible for the costs of the new foundation and its complete installation, which can range anywhere from $10,200 to $20,600 for a house that has been completely constructed. This can add up to anything from $45,000 to $110,000 total.

Price Considerations Regarding the Price of Building a Modular Home

The delivery and assembly of a prefabricated modular frame house

The entire cost of building a modular home is determined by a number of elements, including the cost of installing the foundation, the cost to clear the land, and the cost of the utility services.

The Cleaning and Preparation of the Land

Before building a modular home, a number of different construction sites will need to be cleaned up and prepared. Depending on the specifics of your location, this may entail activities such as levelling the land, determining the necessary grade, and clearing away any trees, plants, or garbage in the way. The cost of land clearance and preparation is approximately $3000 on average in 2023.

Installation of the Foundation

A foundation is necessary for the majority of modular homes in order to provide enough support for the home. The installation of a foundation might cost anything from $9 to $35 per square foot, with an average cost of $8,700.

The prices are extremely different for each different kind of foundation. For instance, the cost of installing a foundation in a basement can range anywhere from $27,000 to $37,000, whereas the cost of installing a foundation in a crawl space often begins somewhere around $6,300.

Pipeline For Natural Gas

If you choose to heat your home with natural gas rather than propane and do not already have a line for natural gas, you will need to have one installed. The average cost of installing a line for natural gas is approximately $580.

Installation of the Sewer Main

Sewer mains assist keep your bathrooms in operating order. Installing a sewer main will normally set a homeowner back about $3,600.

The Installation of Water Mains

Because they supply the water that flows through your faucets, water mains are an essential component of every house. The cost of installing a water main is approximately $1,800 on average.

Wiring for electric Wires

It is likely that you would like to have some electricity running to your home in order to ensure that the lights and power remain operational. The average cost of installing electrical wiring in a house is approximately $1,350.

Permissions and Costs

The process of preparing the property and installing a modular home typically requires approvals from the local municipality.

The construction of the house, the installation of utility connections, the testing of the soil, and the addition of construction can all require permits. There is a possibility that you will also be required to pay impact fees for the local schools, roads, and parks. Depending on the regulations of your local municipality, the cost of the necessary licences and fees could range anywhere from $550 to $5,200.

Sales Tax

There is typically a sales tax included in the price of many prefabricated homes; the amount of this tax varies from state to state. On the other hand, the typical range for these taxes is between $5,200 and $12,000.

Additional Factors to Consider, as well as Costs

Value. It is true that the value of modular homes appreciates at the same rate as the value of traditionally built residences. This indicates that, similar to the value of any other type of home, it will rise over time.

Safety. The safety and building laws and regulations that govern stick-built homes must also be adhered to in the construction of modular homes. This indicates that they are risk-free and can be fully insured.

Investment. The value of modular homes appreciates at the same rate as the value of traditionally built residences. They also have a tendency to have cheaper costs on a monthly basis, which is another factor that can make them a beneficial investment over the long term.

Sustainability. Because it is assembled in a factory under regulated conditions, the modular building has the potential to be more environmentally friendly than other approaches. It is possible to earn credits for a prefabricated house so long as the materials used in its construction meet the requirements. As a result of the increased amount of material that goes into their construction, modular homes, in general, have a higher level of energy efficiency than stick-built homes do.

Flame retardance. They are also constructed utilising the same materials that are used in the construction of stick-built homes. They do not catch fire more quickly or more slowly than other houses. Consider having the exterior of the house clad in materials that cannot catch fire, such as fibre cement or metal, if you are concerned about the home’s ability to resist fire.

Expenses Related to Development and Enhancement

Getting Built-In Furniture
You can have custom furniture built into your home the same way you would have it done in any other house. Some examples of custom furniture include a kitchen banquette, bookcases, and an entertainment centre.

These items all have varying prices, which range anywhere from $3,700 to $37,000. Because the majority of modular home builders will not take on these projects, it is likely that you will need to hire a carpenter after the house has been constructed.

Hiring a Interior Designer
There are some modular home builders that have an interior designer on staff who can assist you in planning the layout of your house. On other occasions, you might find it more convenient to hire one on your own prior to building. This is only required if you intend to make any modifications to the home, regardless of whether they will be made from scratch or based on a prefab plan you have purchased. For the majority of projects, the cost of hiring an interior designer ranges from $80 to $550 per hour on average.

Sonia B -Real Estate manager At WB RealEstate Melbourne

Freelance writer and editor Sonia Balani. has extensive experience in the real estate industry. She has worked as a residential real estate agent in the New Jersey area, and as a sales administrator for a commercial real estate firm, and now she uses her knowledge to advise others. Sonia B has moved to Melbourne, Australia, where she can eat and travel as much as she wants without having to deal with ketchup or a cubicle.