Highlights
The base unit cost of a modular home ranges from $50–$100 per square foot
The total finished cost, including installation, ranges from $80–$160 per square foot
Modular homes are typically less expensive than stick-built homes
Modular homes are pre-built 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.
It costs an average of $270,000 to build and install a modular home, but prices vary considerably based on factors like size, installation site, and customizations.
| Minimum Cost | National Average Cost | Maximum Cost |
|---|---|---|
| $180,000 | $270,000 | $360,000 |
How Much Does a Modular Home Cost per Square Foot?
You can expect to pay between $80 and $160 per square foot for a basic modular home, which includes the base unit, delivery and site preparation, installation, and finishing. Additional customizations and features—like a porch or garage—can drive up costs by another $10 to $150, depending on the project's complexity,
However, if you plan to assemble and finish the home yourself, you're looking at around $50 to $100 per square foot for the base unit and delivery alone.
How Much Does a Modular Home Cost by Type?
Since modular homes are typically priced by the square foot, the larger your home, the more it will cost. Additional bathrooms also increase costs. For example, a two-bedroom, one-bathroom modular home costs between $40,000 and $140,000 for the base unit, while a four-bedroom, two-bathroom home ranges from $80,000 to $250,000.
| 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 |
How Much Does a Custom Modular Home Cost?
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.
How Much Do Modular Home Additions Cost?
Many homeowners choose to install additions on 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.
| Addition Type | Average Cost |
|---|---|
| Two-Car Garage | $28,000 |
| Deck | $7,700 |
| Basement | $18,000 – $30,000 |
| Shed | $2,500 |
Modular Home Construction Cost Factors
Several factors affect the total cost of building a modular home, including foundation installation, land clearing, and utility service costs.
Land Clearing and Preparation
Many construction sites need to be cleared and prepped before installing a modular home. Depending on your particular site, this might include leveling the ground, establishing the appropriate grade, and removing trees, plants, and debris. On average, land clearing and prep costs around $2,750.
Foundation Installation
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.
Natural Gas Line
If you're using natural gas rather than propane and don't have a natural gas line, you'll need to install one. Running a natural gas line usually costs around $550.
Sewer Main Installation
Sewer mains help keep your bathrooms in working order. It typically costs around $3,200 to install a sewer main.
Water Main Installation
Water mains deliver water to your faucets, so they're a critical part of any home. Water main installations run around $1,600, on average.
Electrical Wiring
Chances are you want some electricity running to your home to keep the lights and power on. Wiring a home for electricity usually costs around $1,350.
Permits and Fees
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. You'll likely pay between $500 and $5,000 in permits and fees, depending on your municipality's requirements.
Sales Tax
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.
Cost to Install a Modular Home Yourself
You can save money on a modular home by installing it yourself. However, it's a complex project that requires some construction know-how, so it’s best attempted by homeowners with construction expertise.
Cost to Install It Yourself vs. Hiring a Contractor
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.
If you decide to take the installation on yourself, then you can skip these labor costs. Instead, you'll 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.
Frequently Asked Questions
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 don't require extensive site preparation to install.
Yes, modular homes are usually less expensive than stick-built homes since modular home components are pre-built and -designed. 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 pre-designed and -built before arriving at the installation site. However, modular homes are built on a permanent foundation, while manufactured homes are built on a chassis that meets the national HUD 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. And 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.
It typically takes 4 to 6 weeks to install a modular home, starting from when the modules are delivered to the final walkthrough. However, very large or multi-story modular homes can take longer to install.
