Moduler Construction Cost Estimator

Leading provider of moduler home estimating.

Building a home is one of the biggest investments you will ever make, and modular homes are an increasingly popular option for homeowners looking for affordability, speed, and customization. But how much does it really cost to build a modular home? In this detailed guide, we’ll explore the costs involved, factors influencing pricing, and how you can manage your budget to build the modular home of your dreams. Whether you’re a general contractor, subcontractor, homeowner, or developer, understanding the cost of modular homes is essential to making informed decisions.

Average Cost of Building a Modular Home

Modular home prices vary based on the size, location, and customization options. Here’s a breakdown of the average cost per square foot and typical prices for modular homes.

Home Size (sq ft)	Price Per Square Foot	Estimated Cost (Basic)	Estimated Cost (Luxury)
1,000 sq ft	$50 – $100	$50,000 – $100,000	$120,000 – $180,000
1,500 sq ft	$55 – $110	$82,500 – $165,000	$180,000 – $240,000
2,000 sq ft	$60 – $120	$120,000 – $240,000	$240,000 – $300,000
2,500 sq ft	$65 – $130	$162,500 – $325,000	$300,000 – $375,000

Modular Home Prices

The average cost for a 1,500 sq. ft. modular home now ranges from $90,750 to $181,500, or roughly $60.50 to $121 per square foot for the base model, excluding customizations, assembly, or on-site finishing work. For a fully completed turn-key installation of the same home, you can expect to pay between $145,200 and $290,400.

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Modular Home Cost Per Square Foot

On average, modular homes now cost between $60.50 and $121 per square foot for just the base unit, and between $96.80 and $193.60 per square foot when you factor in site preparation, installation, and finishing. If you’re considering custom floor plans, designs, or finishes, expect to add another $12.10 to $181.50 per square foot or more to the final cost.

Modular Home Cost Per Square Foot Breakdown

Item	Cost Per Square Foot
Base + Delivery	$60.50 – $121
Installation + Finishing	+ $36.30 – $72.60
Customizations + Additions	+ $12.10 – $181.50
Total	$96.80 – $375.10

Modular Home Plans and Prices

For a two-bedroom modular home, you can expect to pay between $60,500 and $99,000. If you’re looking for a four-bedroom home, the price increases to anywhere from $77,000 to $165,000, and that’s just for the base model—set-up, installation, and finishing will add to the cost. Below, you can find a breakdown of different floor plans and their updated prices to help you get a better idea of the total cost involved.

Modular Home Prices and Floor Plans

Floor Plan	Square Feet	Base Price	Total Installed Cost
Average 1-Story	1,400 – 1,700	$77,000 – $187,000	$121,000 – $302,500
Average 2-Story	1,500 – 2,000	$82,500 – $220,000	$132,000 – $352,000
2 Bed / 1 Bath	800 – 1,400	$44,000 – $154,000	$71,500 – $247,500
2 Bed / 2 Bath	1,000 – 1,500	$55,000 – $165,000	$88,000 – $264,000
3 Bed / 2 Bath	1,200 – 1,800	$66,000 – $198,000	$104,500 – $319,000
3 Bed / 3 Bath	1,400 – 2,500	$77,000 – $264,000	$126,500 – $401,500
4 Bed / 2 Bath	1,600 – 2,600	$88,000 – $275,000	$143,000 – $418,000
4 Bed / 3 Bath	1,700 – 3,000	$93,500 – $297,000	$148,500 – $473,000
5 Bed / 3 Bath	2,000 – 3,200	$110,000 – $319,000	$176,000 – $506,000

Custom Design Prefabricated Home Prices

Custom modular homes now range from $110 to $275 per square foot. When factoring in all site work, installation, and finishing, prices increase to between $220,000 and $550,000. Most modular builders offer customization options for their existing designs, allowing changes to finishes, floor plans, or the overall size of the home.

Custom Modular Home Prices

Square Footage	Base Model Cost	Total Finished Cost
1	$110 – $275	$143 – $341
1,000	$110,000 – $275,000	$143,000 – $341,000
1,500	$165,000 – $412,500	$214,500 – $511,500
2,000	$220,000 – $550,000	$286,000 – $682,000
2,500	$275,000 – $687,500	$357,500 – $852,500

Some manufacturers have in-house designers and architects who can create custom floor plans from scratch. With the flexibility to attach multiple sections together, your home can be as large as you like.

Modular Duplex Cost Estimator

The cost for a modular duplex has increased to $110 to $220 per square foot for a complete turn-key installation, depending on size and customizations. For an average 2,000-square-foot duplex, expect to pay between $220,000 and $385,000 total after site prep, assembly, and finishing.

A common floor plan for a prefab duplex is two stories with 2 bedrooms and 1.5 bathrooms per tenant’s unit, providing a total of 4 bedrooms and 4 bathrooms in the building. Building a modular duplex may require a custom floor plan and contractors experienced in multi-family construction.

Small Modular Home Prices

Small modular homes (200 to 800 square feet) now cost between $22,000 and $88,000 for the prefab base unit. After site prep, installation, and finishing, total costs range from $33,000 to $143,000.

2-Story Manufactured Home Prices

Two-story modular homes cost between $77,000 and $154,000 on average for the base model. The total cost, including site work, assembly, and finishing, ranges from $115,500 to $231,000. Most two-story modular homes are sized between 1,500 and 2,000 square feet.

Modular Log Homes Prices

Modular log homes now cost between $55 and $110 per square foot on average. On top of that, expect to pay an additional $16.50 to $88 per square foot for site prep, foundation work, utility construction, finishings, and assembly.

For a 1,500-square-foot log home, the base kit without installation will set you back between $110,000 and $165,000.

Modular Log Homes Prices

Square Feet	Average Cost
200 – 600	$27,500 – $60,500
750 – 1,300	$55,000 – $132,000
1,300 – 1,700	$99,000 – $165,000
1,700 – 2,500	$115,500 – $247,500
2,500 – 3,500	$187,000 – $302,500

Log homes are about 30% cheaper than traditional stick-built homes. If you have DIY experience, you can save even more by ordering a log home kit and building it yourself on-site.

Prefab House Kits Prices

Prefab house kits now cost between $33 and $165 per square foot on average, depending on factors like size, the number of bedrooms, and overall quality. If you’re including assembly, foundation, electrical, plumbing, a water well, and a septic tank, you can expect to spend at least $99 per square foot or more.

Prefab House Kits Prices

Quality	Cost Per Square Foot
Mid-range	$33 – $99
High-end	$165 – $220

The manufacturer will send the home kit as a complete package of pieces, which you or a contractor can assemble. Setting up a small cabin might take just a few days, while a larger home with multiple rooms could take contractors a few weeks. Local building permits are also required for prefab kits.

Some cheaper prefab kits may require you to purchase roof shingles separately. If you’re only looking for assembly services, expect to pay at least 10% more for the service.

Breaking Down the Cost of Modular Home Construction

To understand the cost of building a modular home, it’s essential to break down the costs into various components.

1. Base Price of the Home

The base price includes the cost of constructing the modules in a factory. This price typically covers materials, labor, and quality inspections. On average, the base price of a modular home can range from $50 to $130 per square foot, depending on the builder and customization options.

2. Land Purchase and Site Preparation

Before your modular home can be placed, you need to own a plot of land. Land prices vary greatly depending on location. Additionally, site preparation costs such as grading, clearing debris, and installing utilities (water, electricity, and sewage) can range from $5,000 to $50,000.

Land Purchase (Location)	Average Cost
Rural Area	$10,000 – $50,000
Suburban Area	$50,000 – $150,000
Urban Area	$100,000+

3. Foundation Costs

4. Transportation and Assembly

Once the modular home is built, it needs to be transported to the site. Transportation costs vary depending on distance and complexity but typically range from $5,000 to $15,000. Assembly of the modules on the foundation can cost between $10,000 and $30,000.

5. Interior Finishes

While the base price includes standard finishes, many homeowners choose to upgrade their homes with higher-end materials.

Flooring: $5,000 – $20,000 depending on materials such as hardwood, tile, or luxury vinyl.
Cabinetry and Countertops: $7,000 – $30,000 depending on materials like granite or quartz.
Lighting Fixtures: $1,000 – $5,000 depending on design and materials.

6. Utility Hookups

Connecting your home to utilities (water, sewer, electricity, and gas) is another essential cost to consider. This typically ranges from $10,000 to $30,000, depending on the site’s proximity to utility services.

Cost Component	Estimated Price
Water and Sewer	$5,000 – $15,000
Electricity	$2,000 – $10,000
Gas	$1,000 – $5,000

Modular Homes vs. Traditional Homes

One of the most significant advantages of modular homes is their cost efficiency compared to traditional stick-built homes. Let’s compare the costs:

Cost Component	Modular Home Cost	Traditional Home Cost
Construction (per sq ft)	$50 – $130	$100 – $200
Site Preparation	$5,000 – $50,000	$10,000 – $60,000
Construction Time	3 – 6 months	6 – 12 months
Customization Options	Limited	Extensive
Foundation	$5,000 – $40,000	$10,000 – $50,000

Factors Influencing the Cost of Modular Homes

When planning to build a modular home, several key factors can impact the overall cost. By understanding these factors in detail, you can plan your budget more effectively and avoid unexpected expenses. Each factor plays a crucial role in determining the final cost of your modular home, from the materials used to the location and design choices.

Home Size

The size of the home is one of the most significant factors affecting the cost. Larger homes require more materials, labor, and time to construct, which naturally increases the overall expense. Whether you’re looking to build a modest two-bedroom home or a sprawling multi-story residence, the square footage of the home directly correlates with the price. Additionally, a larger home may also require more intricate designs and features, which can further raise costs. It’s important to carefully consider how much space you truly need to keep your budget in check.

Customization Level

The level of customization you choose for your modular home can dramatically influence the final cost. Custom floor plans, high-end finishes, and upgraded features—such as luxury countertops, custom cabinetry, and advanced smart home technology—can quickly add up. While these upgrades may make your home more personalized and comfortable, they often come at a premium. If you’re working with a limited budget, opting for more standard designs and materials can help reduce costs while still giving you a beautiful, functional home.

Location

Where you build your modular home can significantly affect the overall price. Building costs vary depending on your location due to factors such as local land prices, permit fees, and the availability and cost of skilled labor. In some regions, you may encounter higher fees for permits or zoning requirements, while in others, construction materials and labor may be more expensive. It’s essential to research the building costs in your area, as even the cost of utilities and transportation can vary, ultimately impacting your bottom line.

Foundation Type

The type of foundation you choose for your modular home also plays a major role in determining the final cost. Foundations can vary widely in price based on whether you opt for a crawl space, slab foundation, or full basement. Each option has its own advantages, but the price can fluctuate depending on the complexity of the installation and the materials required. For example, while a slab foundation may be the most affordable option, a basement provides additional living space or storage, though it comes with a higher price tag.

Site Preparation

Before construction begins, site preparation is necessary to ensure the land is ready for your modular home. This includes tasks like grading the land, connecting utilities such as water, electricity, and sewage, and clearing the land of any obstacles like trees or rocks. These preparations can sometimes add significant costs to your project, particularly if the site requires extensive work. By assessing the condition of your land early in the process, you can account for these potential expenses and avoid any surprises during construction.

Pre-Built Home Prices by Brand

Pre-built homes now range from $66 to $303 per square foot, depending on the brand, size, floor plan, and customizations selected. Below are the updated average costs for some of the top brands.

Pre-Built Home Prices by Brand

Brand	Cost Per Square Foot	Area Served	Floor Plans	Sizes (SF)
Champion	$99 – $154	Nationwide	2,000+	400 – 3,200
Clayton	$77 – $220	Nationwide	100+	1,000 – 2,280
Pratt	$71.50 – $110	South	60+	1,600 – 3,000
Kent	$77 – $110	Canada, Maine	100+	600 – 2,500
Huntington	$121 – $303	Northeast	100+	620 – 4,600
Heckaman	$66 – $110	Midwest, South	50+	860 – 2,800
SICA	$66 – $88	NJ	2,000+	1,200 – 3,900
Triton / Ritz-Craft	$99 – $220+	NY	200+	875 – 4,100
Bonna Villa	$88 – $132	West, Midwest	80+	1,100 – 2,700
Palm Harbor	$88 – $165	Nationwide	100+	360 – 3,600
Royal Homes	$110 – $220	Canada	90+	820 – 3,900
Express	$121 – $141	Nationwide	3,000+	530 – 9,900
Tidewater	$137.50 – $187	Southeast	110+	825 – 5,700

Champion Modular Homes Prices

Champion Modular Homes now range from $99 to $154 per square foot and are typically built and delivered within 2 months. With over 2,000 pre-designed home plans ranging from 400 to 2,400 square feet, Champion offers options nationwide. Retailers can assist with permits, land preparation, foundation installation, utility hook-ups, and other site work.

Clayton Modular Homes Prices

Clayton Modular Homes now range from $77 to $220 per square foot, or $33,000 to $220,000 depending on the size, model, and delivery distance. Clayton operates nationwide and offers more than 175 floor plans, with sizes ranging from 1,000 to 2,280 square feet. Delivery, installation, and finishes are typically included, with the option for minor modifications at an additional cost.

Kent Modular Home Prices

Kent Modular Homes are priced between $77 and $110 per square foot, or $46,200 to $275,000. This price includes delivery, set-up, and utility connections but excludes total site preparation fees. Kent offers more than 100 customizable floor plans ranging from 600 to 2,500 square feet, and a full-coverage warranty on materials and construction for the first year of ownership.

Pratt Modular Homes Prices

Pratt Modular Homes now range from $71.50 to $110 per square foot, or $43,890 to $240,240, excluding on-site finishing costs. Pratt offers more than 60 standard floor plans ranging from 1,500 to 3,000 square feet and provides a 7-year warranty on appliances and structure.

Huntington Homes Cost

Huntington Homes now cost between $121 and $303 per square foot, including delivery and placement. Finishing may incur additional charges. Huntington offers over 100 floor plans, with sizes ranging from 624 to 4,632 square feet, and provides turn-key installation services, in addition to selling to builders.

Conclusion

Building a modular home offers an affordable, customizable, and time-efficient alternative to traditional construction. Costs range significantly based on factors like size, customization level, location, and site preparation. On average, modular homes cost between $50 and $275 per square foot, with additional expenses for foundation, utility hookups, and interior finishes. Understanding these cost components allows homeowners, contractors, and developers to make informed decisions and manage budgets effectively. Modular homes provide the flexibility to meet a variety of needs and preferences, making them an attractive choice for modern homebuilding.

Question Answer

Frequently Asked Question

How Much Do Modular Homes Cost to Build?

Modular homes offer a cost-effective and customizable alternative to traditional homes. The cost of building a modular home varies based on factors like size, location, customization, and site preparation. On average, prices range from $50 to $130 per square foot for basic models, while luxury models can cost between $120 and $275 per square foot. Site preparation, transportation, and installation add to the total cost.

What is the Average Cost of Building a Modular Home?

The average cost of building a modular home depends on the square footage:

1,000 sq ft: $50,000 - $180,000
1,500 sq ft: $82,500 - $240,000
2,000 sq ft: $120,000 - $300,000
2,500 sq ft: $162,500 - $375,000

These figures include both basic and luxury options but exclude additional costs such as site work or utility connections.

What is the Cost Per Square Foot for Modular Homes?

Modular homes typically cost between $60.50 and $121 per square foot for the base unit. Once you factor in installation, customization, and site preparation, the cost increases to between $96.80 and $375.10 per square foot. Custom floor plans and luxury finishes can add significantly to the final price.

How Much Does a Two-Story Modular Home Cost?

A two-story modular home costs between $77,000 and $154,000 for the base model. The total cost, including site work, assembly, and finishing, ranges from $115,500 to $231,000.

What are Modular Home Prices for Different Floor Plans?

2 Bed / 1 Bath: $44,000 - $247,500 (base and finished costs)
3 Bed / 2 Bath: $66,000 - $319,000 (base and finished costs)
4 Bed / 3 Bath: $93,500 - $473,000 (base and finished costs)

These prices vary depending on the size and level of customization.

How Much Does a Custom Modular Home Cost?

Custom modular homes range from $110 to $275 per square foot for the base model. After site prep, installation, and finishing, the total cost can reach between $143,000 and $682,000, depending on the size and complexity of the home.

What is the Cost of Building a Modular Duplex?

Building a modular duplex can cost between $110 and $220 per square foot, depending on customizations. A typical 2,000 sq ft duplex may cost between $220,000 and $385,000, including site preparation and finishing.

What is the Price Range for Small Modular Homes?

Small modular homes (200-800 sq ft) cost between $22,000 and $88,000 for the base unit. After site prep and finishing, total costs range from $33,000 to $143,000.

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