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Modular Home Cost

Are you on the hunt for an affordable, customizable home? Look no further than Carolina Custom Homes. Built in a factory, modular homes offer reduced construction costs and timelines without sacrificing style or quality.

With careful planning and consideration, you can create a beautiful and affordable custom modular home that meets all your needs. At Carolina Custom Homes, we're here to guide you every step of the way and help you create the home of your dreams. Modular home cost can vary greatly depending on the size, style, and features. A modular home is often less than the price of a traditional stick-built home, making it an excellent option for those on a budget.

In order to get an accurate estimate of the cost of your modular home, it is crucial to work with a reputable builder like Carolina Custom Homes, who has experience in building modular homes. The builder will be able to help you select the perfect floor plan and make customizations to create your dream home.

Modular Homes Cost vs. Stick-Built Home Prices

If you're considering a custom modular home, you might have heard of the staggering cost difference between modular construction vs. traditional construction. Most people will tell you that a modular house does cost considerably less to build than conventional lumber or 'stick-built' home, but when it comes down to it, how does the average price of a modular home compare?

To put things in perspective, here’s the average cost per square foot for building a modular home versus stick-built:

$130-$145/sq ft

Modular Home

$210/sq ft

Stick-Built Home

The numbers speak for themselves. The critical difference between the cost of a modular vs. a stick-built home is how they're assembled.

Traditional stick-built homes are constructed on-site from the ground up, which most homeowners think of in terms of construction. However, site-built homes face more potential delays due to weather, climate, and the condition of the construction site. The price is higher, but the likelihood that you will experience more delays is increasingly likely.

On the other hand, modular homes are built in a controlled environment off-site and then transported to your land for assembly. Like traditional construction, you typically communicate with your general contractor more than anyone. They'll help you decide on the crucial features like your home's overall square footage and floor plan, along with add-ons you'd like to make to the house.
This is where costs can vary with your overall construction plan. Modular home prices tend to be far more reasonable than traditionally built homes. For more information about the construction process at Carolina Custom Homes, check out Why Modular Homes Only Take 3-4 Months to Build.

But, if you want to know the ins and outs of modular construction and the average modular home cost, we have an inside look at what construction costs you can account for in your budget.

Modular Home Cost Factors

Before you begin your modular home buying journey, it is vital to understand the factors that can affect the overall cost of your home. Some of the key factors to consider include:

Square Footage

The size of your modular home will be one of the most significant determining factors in its total cost. In general, the larger the house, the more expensive it will be.


Just like with traditional on-site construction, where your modular home is being built can impact the final cost. Factors like building permits, local building codes, and the cost of living in the area can all affect the final price tag of your home.

Floor Plan/Design

Your modular home's floor plan and overall design can also impact its cost. Custom floor plans and unique design features may increase the overall cost of the home. In contrast, simpler designs may be more cost-effective.

Material Quality

The materials used to construct your modular home will also affect its final cost. Higher-quality materials will generally cost more than their lower-quality counterparts.

Upgrades & Add ons

Finally, any upgrades or add-ons you choose may also impact the total cost of your modular home. Features like upgraded flooring, appliances, and fixtures can all add to the home's overall price. However, if you are working with a limited budget, it is important to prioritize which upgrades and add-ons are most important to you.

A modular home is an excellent option for those looking for an affordable, customizable home. Many factors go into the overall cost of a modular home, but you can create a beautiful and affordable custom modular home with careful planning.

A Complete Breakdown of
Modular Home Cost

The time has come to build your home, and you're curious to know one thing: what is the price of a modular home? The truth is, the answer is different for everyone, especially as you consider what features you'd like to add to your home.

As we work from the ground up, consider the average modular home prices and what additional features you're looking for.

Base Price

Any modular home floor plan you choose will have a base price for the home itself. These prices typically don't include freight costs, sight work, taxes, fees, or any customizations you want. So, while it's the most affordable, chances are you'll want to add more features to your home outside of the basic model.


Once a base model is selected, you can adjust the floor plan to suit your needs. One of the best features of manufactured homes is their customization features, so you'll get exactly what you're looking for in a home.

Don't underestimate the value of adding customizations to your custom modular home, as they can significantly increase your resale value! This is where you can adjust the overall square footage, add new features to the home design, etc.

However, this is also where the price per square foot can change your base modular home price. Leaving some room in your budget is important so there aren't any unsuspecting surprises down the line.

Site Prep Work

One of the first steps in the modular home building process is picking a plot of land to build on. If you don't have existing land to build on, we'll help you find land to purchase before construction starts. Whether you're looking for rolling hills or more flat terrain, location is a critical step in the home construction process and affects modular homes' costs.

Once your purchase is complete, the land must be prepped for building. This includes grading, tree and brush removal, and stump grinding so there is enough cleared area for construction.


The first step in building your custom modular home is laying the foundation. Your modular home's price may or may not include the cost of the foundation, so it's important to talk to your general contractor before they start working. You can also consider adding a basement to your house plan, which can be added to the final cost but will also add valuable living space.

Taxes, Fees & Permits

These modular home costs are difficult to think of but have to be accounted for. Every state has different taxes, fees, and permits required when building a home. Your modular home builder will know what to apply for and add them to your overall cost.

Delivery & Assembly

Once the modules have been constructed at the factory, they will need to be delivered to your house for continued site work and assembly, known as the "button up" phase. Your contractor should break down the transportation modular home cost.


Another must-have step that also affects the overall cost of your home is utility connections. 

The HVAC system installation needs to be handled, including air duct installation. Pricing depends on the size of your home, but it will likely be a hefty investment ranging close to $10,000 or more.

Your new custom modular home will need to be hooked up to the city's water and septic. If you live in a rural area, a well and septic tank will need to be installed near your home.

Plus, you'll have to consider the installation of electricity and gas. Overall, many outside factors impact the modular home cost, but local affordable custom home builders like Carolina Custom Homes can guide you through the process.

On-Site Build

Additional features, such as a porch or carport, must be built on-site rather than in a factory. These are usually the finishing touches that ground your home and will cause the overall modular home price to fluctuate.

Your Overall Savings and
Modular Home Cost

While there are a lot of steps that go into modular building construction, there are overall a lot of cost benefits you just can't beat, such as:

Reducing Overall Material Costs

Modular home materials are purchased in bulk and stored in a controlled environment, so you don't have to go out and buy your materials for construction. You'll be able to pick and choose what you like as a part of the design process and keep things more affordable.

Lower Construction Costs

A stick-built home takes much longer to build than a modular home, meaning labor costs will add up, especially if you have a multi-story home or add additional square feet during your customization period. Plus, the controlled construction location means you'll never deal with extended timelines or increased pricing.

Accelerated Timeline

A stick-built home generally requires more on-site labor than a modular home. You're looking at an accelerated timeline because of the different construction methods.


Modular homes are built with high insulation and improved airflow, so you'll have a more energy-efficient home that increases your overall home savings as well.

Building a custom modular home instead of a stick-built home allows you to enjoy significant savings without sacrificing the quality of the customization options you're looking for. While you might still wonder if you can afford the total modular home costs, the overall savings of your home will speak volumes once you've settled in.

Modular Home Cost: Frequently Asked Questions

At Carolina Custom Homes, we understand that investing in a modular home is a big decision. That's why we've gathered some frequently asked questions to help you make an informed decision about your home-buying journey.

What is a modular home?

A modular home is a type of prefabricated building that is constructed off-site in a factory. The home's components, or modules, are then transported to the building site and assembled to form a complete home.

How is a modular home built?

Modular homes are built in a factory using an assembly-line process. This process allows for greater consistency and quality control than traditional on-site construction.

What are the benefits of a modular home?

Modular homes offer a faster and more cost-effective construction process than traditional on-site construction. Additionally, they offer greater customization and flexibility in terms of design and layout.

What is the cost of a modular home?

The cost of a modular home can vary depending on several factors, including square footage, location, material quality, and upgrades/add-ons. At Carolina Custom Homes, we work with you to create a budget that meets your needs and ensures a high-quality home.

What services do you offer when purchasing land?

When it comes to building a home, finding and purchasing the perfect plot of land can often be daunting. But rest assured, when you choose Carolina Custom Homes, we make the process stress-free. Not only will we help you find the ideal land for your dream home, but we'll also purchase it outright, saving you the hassle of managing multiple loans and payments. We provide a simple, straightforward solution to make the land-buying process as seamless as possible.

How long does it take to build a modular home?

The timeline for modular home construction can vary depending on a number of factors, including the home's size, the design's complexity, and the build site's location. However, modular homes generally have a faster construction timeline than traditional on-site construction.

At Carolina Custom Homes, we are committed to providing our clients with informative and responsive service throughout the home-buying process. Contact us today to learn more about our modular homes and how we can help you achieve your dream home.

At Carolina Custom Homes, we are committed to providing our clients with informative and responsive service throughout the home-buying process. Contact us today to learn more about our modular homes and how we can help you achieve your dream home.

The Basic Cost of Building a Modular Home Cover Image

Want to learn more about the average modular home cost? Check out The Basic Cost to Build a Modular Home, so you can start budgeting accordingly. You'll be sure to find the perfect home for you and your family with Carolina Custom Homes as your modular home manufacturer.

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