This is Not a Legal Survey
Contributing Writer | Architecture & Design Writer
Imagine having a modern, sustainable home that’s both stylish and tailored to your needs. Well, thanks to modular houses, you can have it.
The average cost to build a modular house ranges between $150,000 and $400,000 or more, with the average homeowner spending around $290,000. Prices depend on numerous factors such as size, location, and customization.
Stay with us as we explore different factors that affect the cost of modular homes, from materials, designs, and permits, to transporting and assembling them. We’ll break down the prices and provide tips on how to save money and, at the same time, maximize your investment.
Let’s discover the endless possibilities of modern homebuilding.
Modular homes are pre-built in a factory, piece by piece, before being ready for delivery to their installation site. Because of this, they are less expensive than homes that are built entirely on-site.
Let’s check the modular home cost in the table below:
| Average cost | $290,000 |
| Low-end cost | $50,000 |
| High-end cost | $780,000 |
Table 1: Price of modular homes
Now, let’s see the average prices for a modular home in 2025.
The average cost for a modular home is from $90 to $170 per square foot, or $150,000 to $290,000 with installation. Besides the size, materials, and permits, the overall cost depends on customizations, the number of bedrooms, and the floor plan.
Modular homes have good construction and material quality. They are a great option for everyone who wants to save money when it comes to housing projects. Because of their lower monthly expenses, they are more affordable than stick-built homes.
Prefab homes are more energy-efficient and well-built to survive any weather conditions.
Let’s discuss the cost of modular homes per square foot.
The cost of modular homes per square foot ranges from $40 to $160.
Basic models start at the lower end, while custom or high-end finishes push costs higher. These prices typically include delivery and setup but exclude land, permits, and site preparation.
In the table below, let’s break down the prices for different sizes of a modular home in 2025.
| Square footage | Base model cost | Total finished cost |
| 800 | $50,000 – $90,000 | $65,000 – $129,000 |
| 1,000 | $60,000 – $120,000 | $81,000 – $165,000 |
| 1,200 | $70,000 – $130,000 | $97,000 – $193,000 |
| 1,500 | $80,000 – $160,000 | $125,000 – $245,000 |
| 2,000 | $120,000 – $190,000 | $165,000 – $305,000 |
| 2,500 | $130,000 – $220,000 | $205,000 – $370,000 |
| 3,000 | $160,000 – $270,000 | $245,000 – $435,000 |
Table 2: Prices for different modular home sizes
Almost over 90 percent of modular homes are built in a factory within a month or two, and after that, they’re delivered section by section to the site. Professional contractors do the land preparation and foundation, and after that, they hook up the utilities.
In the following text, let’s see prices for modular homes by their type.
Modular houses can be built in different styles and house types, where each offers specific benefits and meets certain needs. In the table below, check out the prices of modular homes by different types.
| Type of modular home | Typical price range | Average Price |
| Tiny home | $25,000 – $55,000 | $40,000 |
| Townhouse | $50,000 – $135,000 | $84,000 |
| Duplex | $95,000 – $230,000 | $163,000 |
| Log cabin | $40,000 – $255,000 | $142,000 |
| Cottage | $55,000 – $155,000 | $105,000 |
| Luxury modular home | $350,000 – $1,000,000 | $550,000 |
| Farmhouse | $110,000 to $260,000 | $180,000 |
| Small modular home | $30,000 to $120,000 | $75,000 |
Table 3: Different types of modular homes prices
Tiny modular homes usually range between $25,000 and $55,000 and typically have 100 to 400 square feet, while larger tiny homes can have 500 square feet or more.
This type of modular house is very compact and efficient, as it offers a more affordable and minimalistic life. Some tiny homes are built on a steel frame with wheels, which allows them to be moved around, while others can be built on a permanent foundation that is more pricey.
Modular townhouse cost ranges from $50,000 to $135,000, and it typically has two floors and spans 900 to 1,500 square feet. Townhouses that span more than two floors are larger, so their price is higher. They offer urban-style living, and they are very affordable.
Modular duplexes on average cost between $95,000 and $230,000, but the overall price can vary as it depends on the size and customizations. A 2,000-square-foot duplex can cost $220,000 to $400,000 after assembly, finishing, and site prep. Prices usually include the cost of construction, assembly on-site, and transportation.
Additional expenses like site preparation, connecting utilities, obtaining permits, and land acquisition can affect the cost. Premium finishes or any kind of upgrades and customizations, as we said, also impact the final cost.
Although they seem expensive, they are more cost-effective and faster to build than a traditional stick-built home. Modular duplexes offer a customizable living space with high quality.
Log cabins are popular, and they are usually sold in prefab kits. Modular log cabins’ cost ranges from $30,000 to $255,000. The price range is large because of the many different options. Some can be rustic and charming, while others can be very luxurious. They are perfect for nature lovers, and they offer a cozy space.
Modular cottages’ cost ranges between $55,000 and $155,000, and they usually span 1,000 to 2,000 square feet. They offer a very intimate living space and are a great option for a single-family home. Cottages provide a warm atmosphere and often have unique architectural details such as stone fireplaces, gardens, and gabled roofs.
Luxury modular houses typically cost from $350,000 to over $1,000,000. The price depends on the size, design, and different customizations. Luxury modular homes are made from top-quality materials, advanced technology, and premium finishes, which explains their high price. They offer a modern and rich space while providing high luxury.
Modular farmhouses’ cost ranges from $110,000 to $260,000, and they often include elements such as open floor plans and wide porches. They combine rustic charm with modern design and are much more affordable than luxury modular homes.
Small modular homes cost from $30,000 to $120,000, and they are a very affordable and efficient housing option. They are ideal for small families or those who want to live more cost-effectively.
Although small modular homes have simpler designs, they offer all modern features and amenities. They have compact living space, and because of their price, they’re a very attractive choice for buyers as they offer both quality and functionality.
Now that we’ve seen different modular home prices and their types, let’s address the prices for modular home floor plans.
To understand what to expect when you’re planning your ideal modular home’s space, you need to know the floor plan prices. A 4-bedroom modular house costs $75,000 to $155,000 for the base unit without installation, set-up, and finishing, while a 2-bedroom modular home costs from $60,000 to $95,000.
Check out the detailed price breakdown for modular home floor plans in the table below.
| Floor plan | Square feet | Base unit | Total installed cost |
| average 1-story | 1,400 – 1,700 | $75,000 – $175,000 | $120,000 – $280,000 |
| average 2-story | 1,500 – 2,000 | $80,000 – $205,000 | $130,000 – $330,000 |
| 2 bedroom / 1 bathroom | 800 – 1,400 | $45,000 – $145,000 | $70,000 – $250,000 |
| 2 bedroom / 2 bathroom | 1,000 – 1,500 | $55,000 – $155,000 | $85,000 – $245,000 |
| 3 bedroom / 2 bathroom | 1,200 – 1,800 | $65,000 – $185,000 | $100,000 – $295,000 |
| 3 bedroom / 3 bathroom | 1,400 – 2,500 | $75,000 – $245,000 | $120,000 – $370,000 |
| 4 bedroom / 2 bathroom | 1,600 – 2,600 | $85,000 – $255,000 | $135,000 – $385,000 |
| 4 bedroom / 3 bathroom | 1,700 – 3,000 | $90,000 – $275,000 | $140,000 – $435,000 |
| 5 bedroom / 3 bathroom | 2,000 – 3,200 | $105,000 – $295,000 | $165,000 – $465,000 |
Table 4: Modular home floor plan prices
In the following text, let’s see the cost of prefab house kits that help in modular home construction.
A prefab house kit is a set of materials that is pre-packaged and designed to help during the house construction process. It typically involves all essential materials for the structure, such as walls, doors, windows, and fixtures. They are prefabricated in a factory and then shipped to the construction site.
The cost of a prefab house kit is $40 to $160 per square foot on average, with the price depending on the number of bedrooms, quality, size, and whether or not the assembly is included.
Manufactured home kits require local building permits to ensure compliance with building codes and regulations.
In the table below, check out the mid-range and high-end prices for prefab house kits:
| Quality | Cost per square foot |
| Mid-range | $40 – $100 |
| High-end | $160 – $210 |
Table 5: Prices for prefab house kits
Installing a modular home with more rooms can last for a few weeks, while installing a small modular cabin lasts a few days.
Now that we’ve explored the prices for different modular home types and prefab house kits’ costs, it’s essential to understand the factors that affect the overall price of modular homes, as those factors play the main role in determining the final price of the project.
Before buying a modular home, it’s crucial to know the cost factors that affect the overall cost. By understanding these cost factors, we can navigate through the process better and maintain the budget.
Modular home cost factors include:
Preparing the land and site for a manufactured home on average costs between $4,500 to $11,500. The prices vary and depend on the grading that’s required to begin the construction process, excavation, and land clearing.
Check out the prices of land clearing and preparation work in the table below:
| Type | Average cost |
| Land survey costs | $360 – $1,100 |
| Land clearing costs | $1,400 – $4,000 |
| Excavation | $1,700 – $4,500+ |
| Land grading cost | $700 – $2,100 |
| Total cost | $4,000 – $11,500 |
Table 6: Preparation work and land clearing prices
Installing a foundation for a modular home costs from $8 to $30 per square foot, with an average price of $9,000. The cost varies as it depends on the foundation type.
Let’s see the prices for different foundation types in the table below:
| Type | Cost per square foot | Average total cost |
| Basement | $34 – $48 | $20,500 – $29,500 |
| Crawl space | $8 – $15 | $6,500 – $16,500 |
| Pier and beam | $8 – $12 | $3,500 – $8,500 |
| Stilts/Pilings | $12 – $20 | $12,500 – $35,000 |
Table 7: Different foundation types prices
Installing different utility lines can be pricey, as the cost depends on the complexity of the project. Some properties, especially in rural areas, require a septic tank, solar power, and water wells. Modular homes usually don’t come with utility lines, so it’s important to keep in mind all the costs regarding them.
Let’s check out the prices of electrical utilities in the table below:
| Utility | Average cost |
| New electrical panel | $1,500 – $3,000 |
| Electrical wiring | $6,500 – $23,000 |
| Septic system | $4,000 – $10,000+ |
| Sewer line installation & connection | $2,000 – $10,000+ |
| Water main install | $500 – $3,000 |
| Well drilling | $3,500 – $15,500 |
| Plumbing installation | $2,500 – $5,500 |
| Gas line installation | $600 – $2,200 |
| HVAC | $5,500 – $11,500 |
Table 8: Electrical utilities prices
A modular house project requires a building permit. A building permit is an essential part of the process because it ensures compliance with local building codes and regulations. It’s important to obtain it as building without a permit can cause legal issues. The building permit cost ranges between $140 and $3,000.
Always contact your local authorities to check the specific requirements for modular homes in your area. In some cases, you will need a zoning permit as well. To determine whether or not you need it, check local zoning codes and make sure that your property is zoned for residential use where a modular home is allowed.
Sales tax for a modular house on average costs from $5,500 to $15,500, or from 5-7% of the total cost of the house. Sales tax can vary from one state to another.
A lot of homeowners install additions to their base unit, and depending on the feature, the addition price range can be from $3,000 to $30,000 or more. Popular additions are basements, sheds, decks, or garages.
Check out the prices for home additions in the table below:
| Addition type | Average cost |
| Car garage | $20,000 – $29,000 |
| Deck | $5,000 – $10,000 |
| Basement | $19,000 – $31,000 |
| Shed | $2,000 – $5,500 |
| Fence | $2,000 – $4,000 |
| Driveway | $1,800 – $7,000 |
| Landscaping | $3,500 – $16,500 |
Table 9: Home addition prices
Your costs will increase if you customize your modular home’s size, finishes, floor plan, or design. Customizations require more work, which automatically means a contractor will need to invest more time and labor to finish the project.
After understanding the cost factors that influence the modular house cost, it’s important to address the question of whether it’s better to hire a professional contractor to do the modular house project or you can do it yourself.
In the following text, we’ll explain each approach in more detail.
Hiring a professional contractor who will install a modular home can cost between $6 and $36 per square foot. The installation process involves connecting the home’s modules, installing stairs and external pieces, testing and inspecting, and completing carpentry and finish work.
The contractor will make the process easier and prevent construction mistakes, as they are experts in construction and project management.
They usually handle the whole project, from obtaining the necessary permits to the smallest final touches. Having a pro will ensure the project is finished on time and in compliance with local regulations.
If you choose to do the installation yourself, you’ll save on labor costs. You will have to pay for the base unit and tools, and materials for the project. However, the DIY approach requires a lot of knowledge, effort, and time, and you need to have a certain level of expertise.
The decision between the DIY approach and hiring a pro depends on the budget, skills, and time that can be dedicated to finishing the project.
Whatever approach you choose, it’s good to know some tips on how to save money when it comes to modular home projects.
Check out the pieces of advice in the following text.
The cost to build a house can be expensive, but there are always ways to save money, especially with modular houses.
Modular homes are a great alternative to traditional homes as they are more affordable. But even with that in mind, they can be pricey, so it’s good to know some tips on how to save your budget during the modular house project.
Now let’s address some of the most asked questions when it comes to modular homes.
Preparing the land for a modular home can cost from $5,500 to $30,500 or more, as the price depends on factors such as site clearing, permits, grading, and utility connections.
Modular home foundation costs usually range from $12,000 to $32,000, depending on the foundation type that is chosen, such as slab, crawl space, or basement, and the specific factors of the site.
Prefab home costs in California typically range from $200 to $250 per square foot, while more expensive or customized designs can cost up to $350 per square foot.
The average cost of delivering a modular house ranges from $6 to $12 per square foot, or from $3,500 to $12,500. The price can vary as it depends on the size, distance, and number of modules.
The average cost of moving an off-frame modular house ranges from $5,500 to $15,500, while moving an on-frame house can cost from $1,500 to $8,500 for up to 50 miles. The price depends on the size, set-up complexity, permits, and distance.
Yes, they are a great investment, as their value increases over time. They are more energy-efficient, and the average ROI for a modular house is from 10% to 20%.
Yes, it can be put on a slab foundation, which is a great and cost-effective option for many homeowners.
The difference is in their foundation and construction standards. Modular homes are assembled on permanent foundations and need to respect state or local building codes, while manufactured homes are often put on temporary foundations and are built to HUD standards (U.S. Department of Housing and Urban Development).
Modular homes with a basement addition can cost, on average, between $19,000 and $31,000. The price depends on the size, permits, construction, excavation, finishing work, and the design of the basement.
Modular homes are innovative structures that are getting more popular in the housing market because of their affordability and durability. They provide good quality and energy efficiency, and that’s why they represent a great alternative to modern and cost-effective living.
Even though they’re not built like traditional homes, don’t forget that they require a site plan. It’s a necessary step that ensures that the modular home is placed correctly on the property.
In case you need help in obtaining a site plan for permits, feel free to contact us.
We specialize in providing detailed site plans, and our team will be more than happy to help with the process and answer all your questions.
Learn more about our contributor:
Contributing Writer | Architecture & Design Writer
During my career, I’ve written articles on interior design, home remodeling, and renovation with an emphasis on money-saving tips and DIY ideas. It’s been a rewarding journey and I am thrilled to continue helping others bring their architectural visions to life.
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