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How Much Does a Modular Home Cost?

What is the price of a modular home?

A Complete Breakdown of Modular Homes Prices

If you’re considering a custom-built 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 home does cost considerably less to build than traditional lumber or ‘stick-built’ home, but when it comes down to it, how does the average price of a modular home really compare?

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

  • Modular Home: $120/ sq ft
  • Stick Built Home: $165/ sq ft

Clearly, the numbers speak for themselves. The key difference between the cost of a modular vs stick-built home is how they are assembled.

Traditional stick-built homes are constructed on-site from the ground up, which is what 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. Not only is the price higher, but the likelihood that you’re going to 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, and they’ll help you decide on the important features like the overall square footage and floor plan of your home, along with add ons you’d like to make to the house. This is where costs can vary with your overall construction plan. For more information about our construction process, check out Why Modular Homes Only Take 3-4 Months to Build.

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

The time has come to build your home, and you’re curious to know one thing: what is the price of a modular home? Truth is, the answer isn’t the same 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 price of a modular home, and what additional features you’ll be looking for.


Base Home Price

Any modular home floor plan you choose will have a base price for the home itself. These prices normally don’t include the costs of freight, sight work, taxes, and 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.

The initial price varies between $30-$50 dollars a square foot, so multiply the price by square footage, and just like that, you’ll have the average price of a modular home.



Once you have a base model selected, you can now adjust the floorplan to suit your needs. One of the best features of modular 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 modular home, as they can greatly increase your resale value! This is where you can adjust the overall square footage, add new features to the home design, and so on. However, this is also where the price per square foot can change your base home price. It’s important to leave some room in your budget, 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. At Carolina Custom Homes, 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 an important step in the home construction process. 

Once your purchase is complete, the land will need to 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 home: laying the foundation. Your home’s base price may or may not include the price 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, and Permits

These are the costs that 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 and 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, which is known as the “button up” phase. The transportation costs should be broken down by your contractor.



Another must-have step that also affects the overall cost of your home: the cost of utilities. 

Things like the HVAC system installation need 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 dollars or more.

Your new home will need to be hooked up to the city’s water and septic as well. If you happen to live in a rural area, then 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, there are a lot of outside factors that impact the cost of your modular home, but local affordable custom home builders like Carolina Custom Homes can guide you through the process.


On-Site Build

Some 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, but also will cause the overall price to fluctuate.

Your Overall Savings, and Cost to Build a Modular Home

While there are a lot of steps that go into modular building construction, there’s 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 own 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.
  • In general, a stick-built home requires more on-site labor than a modular home. You’re looking at an accelerated timeline, just because of the different construction method.
  • 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 modular home instead of a stick-built home allows you to enjoy significant savings without sacrificing the quality of customization options you’re looking for. While you might still wonder if you can afford the total cost of modular home construction, the overall savings of your home will speak volumes once you’ve settled in.

Take a closer look at our building process to see how we can get started creating your perfect home. Want to learn more about the average cost to build a modular home? Check out The Basic Cost to Build a Modular Home, so you can start budgeting accordingly.

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What to expect when you meet with Carolina Custom Homes.

First: Tell us when you’d like to come see us.

Then: Chat with us about your unique needs and vision. We’d recommend considering the following so we can cover a lot of ground in our meeting and better serve you.

  • How did you hear about us?
  • How much space and how many bedrooms and bathrooms would be ideal?
  • Would you prefer a one-story home or multi-story home?
  • Do you already have land and if so what’s it like and where is it located
  • Budget! How much are you looking to spend? Will you be financing your home or paying cash?

The rest is really just showing them the model homes and finding out what is important to them in their new home.

Finally: Walk through some of our most popular floor plans. We swap these out occasionally, so keep an eye out for anything new you’d like to see. Keep in mind while your wandering that any of our floor plans can be customized to better fit your lifestyle.

Not Ready To Meet?

During the tour of our homes, you will see a wide variety of features that are available to you for your custom project. Of course, any home you build with us, can be completely customized with an open concept floor plan, 9′ ceilings, granite countertops, hardwood flooring, atrium doors, transom windows, etc.

Touring Our Floor Plans



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