How Much Does a Modular or Manufactured Home Cost?

Modular and manufactured housing has continually been the affordable housing option compared to site-built housing (sometimes referred to as stick-built).

If you’ve been wondering “how much is a modular home?” The answer you get will always differ from one dealer or builder to the next. 

Cost-efficient modular and manufactured housing can typically be priced as low as $70 per square foot for certain models, while some floor plans can be around $155 per square foot depending on customizations selected by individual customers.

The price of your home is typically inclusive of transportation and installation, however, the foundation construction costs are separate.


Modern farmhouse Commodore home.


Before we can really understand how much these homes cost, we must first understand some of the differences between a modular home and a manufactured home. 

A modular home is built to the same codes and standards as site-built homes, but are brought to the housing site 80%-90% built and then set into place using a crane.

While both modular and manufactured homes have a wide array of customization options, modular homes tend to have more freedom in the sense of altering the floorplan. But modular homes may also come with a higher ending price.

A manufactured home is built to codes that follow the United States Department of Housing and Urban Development’s standards (also known as HUD). 

When moving the home to the housing site, the home is driven into place and secured to the foundation.

To get a better idea of the advantages of owning manufactured or modular, check out this post!

What are the Factors that Determine the Cost of Your Modular Home or Manufactured Home?

To answer the question of “how much is a manufactured or modular home?” You must take into consideration the following factors as they affect the eventual cost of your home.

Type and Style

Modular homes come in a variety of types and styles, ranging from single and multi-level units to modern and farmhouse styles.

If the type of home you want requires a more significant foundation, the price may go up.

The style, on the other hand, refers to the outward appearance of the house and can be anything from colonial to contemporary. 

Each design has unique material requirements to bring the style to life, which impacts the overall price of the home.

Features of the home

Modular and manufactured homes are constructed to be high quality, functional, and cost-effective.

You can keep costs down by taking advantage of standard features offered by the manufacturer of your home. If you have some room in your budget, you can also upgrade with custom options – want the farmhouse sink or the soaker tub? Go for it! 

Be sure you’re always looking at how your home will perform as you choose which options to consider. There are energy efficient customizations to choose from, if you are looking for more ways to save in the long run. 

Square Footage

The size of your home determines the price you pay for it. 

This is because it is tied to factors such as the number of materials and labor used during construction. 

It is safe to say that the bigger your home, the higher the costs you will incur. Remember earlier we mentioned that the cost of your home can be anywhere from $70 – $155 per square foot.


What is the median price? Building a home in a neighborhood with a high median price for manufactured and modular homes will drive up the overall price for a home compared to a location with a lower figure. 

You may want to do your research on the median home prices in your local area and compare it with other places to get the best deals. 

Although most dealers charge a fixed rate for an average distance, the farther your home will have to be ferried, the higher the transport costs. 

Keep in mind that the transportation of manufactured and modular homes requires special road conditions due to the nature of the load.

Other costs that you may incur specific to your location include site excavation cost, land development costs, permit fees, and sales tax. 


Working with the provided features and models means you won’t pay more for your home than what’s listed at the sales center you visit. 

The more custom changes you want, the higher the price of your home. This is because of the extra materials or more expensive materials and labor needed to achieve your required designs. 

Talk to your Home Consultant on the available customization options and how they affect the final price of your home so you can build a home that suits your needs without having to break your bank.

To learn more about customization options, check out this post on what all you can customize!


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