Modular Home Prices Today: A Cost-Effective Way to Build a New House
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Looking to save money on building a home? An economical option is to consider modular home prices, which range from $180,000 to $360,000, with the national average at $270,000.
Highlights
- The cost to build a modular home is between $180,000 to $360,000, with a national average cost of $270,000.
- Factors that affect the total cost of a modular home include the home size, style, and brand; the amount of land-clearing required; and the type of foundation installed.
- Modular homes have several advantages over site-built homes, including a lower cost, higher durability, and a shorter construction time.
- A homeowner with extensive construction experience may be able to assemble and install a modular home themselves, but most will want to enlist the help of a professional contractor.
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Building a modular home is considered more cost-effective than constructing a traditional stick-built, or site-built, home. According to Jeremy Nova, national modular home expert and co-founder of Studio Shed, “As supply chain and construction delays continue to challenge the construction industry, prefab architecture has become a more popular option, offering turnkey, ready-to-install solutions for residential construction in less time and often less of an expense, while still allowing high customization for every project.” Modular home costs are typically less expensive than the cost for standard homes that are constructed on-site by the best home builders. According to Angi and HomeAdvisor, modular home prices range from $180,000 to $360,000, with many homeowners spending $270,000 on average nationally. The average price of a modular home runs from $80 to $160 per square foot for a basic house that includes site preparation, the base unit, delivery, installation, and finishing.
It’s a good idea to check with the building contractor to confirm what is included in the pricing contract. This guide will explore the important factors that influence the cost of modular homes; traditionally built homes vs. mobile homes, manufactured homes, and modular homes; additional costs and considerations that can affect new modular home prices; the benefits of building a prefab home; and some frequently asked questions about modular homes and the building and installation process.
Traditional Homes vs. Mobile Homes vs. Modular Homes
A traditional, or stick-built home, is built on-site. The name “stick-built” comes from the practice of building homes out of wood and a frame that is constructed of 2-foot by 4-foot “sticks.”
Original mobile homes of the early and mid-1900s were similar to modern campers or trailers, in the sense that they could be hooked up to a vehicle and moved to a different location. The National Mobile Home Construction and Safety Act of 1974 and the HUD Manufactured Home Construction and Safety Standards of 1976 set safety guidelines for the best mobile home manufacturers, which resulted in mobile homes being more permanent structures.
So what is a modular home? A modular home, sometimes called a prefabricated or manufactured home, is built off-site at a factory location, transported to the permanent housing area in sections, and assembled, connected to utilities, and secured on-site. “Factory-based manufacturing under one roof streamlines production and allows customizable production at scale, while avoiding supply chain, labor shortage, and inflation challenges typically faced by general contractors and local design-build firms,” Nova adds.
Factors in Calculating Modular Home Prices
While $270,000 is the average cost of a modular home, the answer to the question, “How much does a modular home cost?” can vary due to several factors including square footage, number of stories, number of bedrooms, type and brand of modular home, land clearing and preparation, foundation installation, delivery charges, local labor pricing, utility construction, building permit fees, and local sales tax.
Square Footage
Homeowners can expect to pay between $80 and $160 per square foot for a base price for a modular home. When consulting with modular home builders, it’s important to ask what is included with the base price and if transportation, assembly, installation, and delivery are separate charges.
Number of Stories
Modular homes are available as 1-, 2-, and even 3-story buildings. Multistory modular homes take longer to install since they come in several different pieces that need to be connected. Below are manufactured home prices per number of stories.
| Number of Stories | Prefab Modular Home Cost | Custom Modular Home Cost |
| 1 | $40,000 to $113,000 | $96,000 to $276,000 |
| 2 | $75,000 to $188,000 | $180,000 to $575,000 |
| 3 | $150,000 to $263,000 | $375,000 to $800,000 |
- 1-story modular home cost. A 1-story modular home costs from $40,000 to $113,000, or an average of $76,500 for an 800- to 1,500-square-foot space. For a custom-built 1-story, the price can range from $96,000 to $276,000, with the national average at $186,000. While single-story modular homes can be built larger than 1,500 square feet, they become more expensive than 2-story modular homes as their footprint expands.
- 2-story modular home cost. Modular home prices for 2-story homes range from $75,000 to $188,000, with the average cost at $131,500 for a 1,500- to 2,500-square-foot home. A custom 2-story can cost anywhere from $180,000 to $575,000, with the national average at $377,500. A 2-story structure is relatively cost-effective because of its overall square footage and relatively small foundation and roof size.
- 3-story modular home cost. A 2,000- to 3,500-square-foot 3-story modular home can cost between $150,000 to $263,000, with the average cost about $206,500. A custom-built 3-story prefab home can range from $375,000 to $800,000, with many homeowners paying approximately $587,500. A 3-story home costs more per square foot due to the complexity of the construction, transportation, delivery, and connection.
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Number of Bedrooms and Bathrooms
The cost of prefab homes will increase the more bedrooms and bathrooms a home has. Not including installation, A 2-bedroom, 1-bathroom manufactured home typically costs between $65,000 and $225,000 after installation, while a 4-bedroom, 2-bathroom home runs from $130,000 to $380,000. Below are the average prices of modular homes with various bedroom and bathroom configurations, including installation.
Modular Home Brand
Many brands include modular homes with prices on their website, but below are some of the best modular home manufacturers and their average pricing.
| Modular Home Brand | Cost per Square Foot (Materials and Labor) |
| BonnaVilla | $80 to $120 |
| Champion | $90 to $140 |
| Clayton | $70 to $200 |
| Heckaman | $60 to $100 |
| Huntington | $110 to $275 |
| Impresa | $110 to $128 |
| Kent | $70 to $100 |
| Palm Harbor | $80 to $150 |
| Pratt | $65 to $100 |
| Ritz-Craft | $90 to $200+ |
| Royal Homes | $100 to $200 |
| SICA | $60 to $80+ |
| Tidewater | $125 to $170 |
| Triton | $90 to $200+ |
It’s ideal to double-check with the modular home manufacturer to see if it includes land preparation, utility hookup, and permit acquisition in its services. Other important questions include whether its pricing covers delivery and installation fees and the cost of additional customizations.
Land Clearing and Preparation
Modular home installation sites need to be cleared and prepped in anticipation of delivery and assembly. Some of the most common preparation activities include removal of trees, plants, rocks, and debris; ground leveling and grading; and land excavation. Land clearing and preparation costs $2,750 on average, depending on the square footage and current condition of the land.
Foundation Installation
Modular homes need a foundation to accommodate access to electrical wiring, plumbing, and HVAC ductwork. Foundation installation runs $6,000 to $20,000, depending on the size of the home, foundation type, and location. A basement foundation can cost from $25,000 to $80,000, and the price to install a crawl space begins at $6,000. Below are the types of modular home foundations and the average installation cost.
| Foundation Type | Cost (Per Square Foot) | Average Cost (Including Installation) |
| Pier and beam | $7 to $11 | $3,000 to $8,000 |
| Crawl space | $7 to $14 | $6,300 to $16,300 |
| Stilts and pilings | $11 to $19 | $12,000 to $30,000 |
| Basement | $33 to $47 | $20,000 to $29,000 |
- Pier and beam foundations. Pier and beam foundations are one of the most popular options for modular homes and can usually be set up in a day.
- Crawl space foundations. A crawl space is similar to a pier and beam foundation, but extra space is added under the house for storage purposes.
- Stilts and pilings foundations. A stilts and pilings foundation raises the house a full story and is typically used in storm-prone locations for hurricane-proof modular homes.
- Basement foundations. A basement foundation can increase the square footage of the home and often boost the property value of the home.
Delivery
The average price for modular home delivery ranges from $5 to $10 per square foot, or $3,000 to $12,000. Delivery prices typically include transportation costs, a team to set up the modules and attach them to the foundation, and a crane for moving the sections into place. It does not typically include utility setup or any finishing touches.
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Utility Construction
Installing utility lines for electrical, plumbing, and heating and cooling units in a modular home costs from $2,500 to $25,000. The overall total depends on the project scope and location. Modular homes in rural areas may need a water well, septic tank, and solar power, if desired.
| Modular Home Utility Project | Average Price Range |
| Electrical panel | $1,400 to $2,800 |
| Electrical wiring | $6,000 to $22,500 |
| Gas line installation | $500 to $2,000 |
| HVAC installation | $5,000 to $11,000 |
| Plumbing installation | $2,300 to $5,200 |
| Septic system installation | $3,500 to $10,000 or more |
| Sewer line installation and connection | $1,500 to $10,000 or more |
| Water main installation | $500 to $2,500 |
| Well drilling | $3,000 to $15,000 |
Permits, Fees, and Taxes
Permit costs and fees to prep the land and build a modular home range from $500 to $5,000, depending on the geographic location and size of the home. Homeowners will want to double-check their local requirements to avoid surprise permit costs and other fees.
Even the price of the cheapest modular homes can increase due to the addition of sales tax, which typically runs from $5,000 to $15,000, or a total of 5 percent to 7 percent of the total cost of the home. Tax rates vary from state to state and city to city. The best modular home manufacturers or contractors will be able to answer any sales tax questions.
Additional Costs and Considerations
During the budgeting process, homeowners may discover additional factors that can change modular homes pricing. These can include prefabricated versus custom modular home costs, additional customizations, and landscaping.
Think a modular home is right for you?
Get free, no-commitment project estimates from top-rated modular home builders near you.