Modular Homes

What are modular homes?

Modular homes are factory-built houses constructed in sections (called modules) inside a controlled indoor environment, then transported to your site and assembled on a permanent foundation. Unlike manufactured homes, they're built to the same local and state building codes as site-built houses, which means they qualify for conventional mortgages and appraise like traditional construction.

Who they're best for

Modular homes suit buyers who want the quality and financing options of a traditional home with the speed and cost predictability of factory construction. They're a strong fit for first-time homebuyers, growing families looking for more square footage per dollar, and anyone building on raw land who wants to avoid a multi-year custom build. Buyers looking for the fastest possible timeline — ideally under six months from order to move-in — should consider modular seriously.

Typical price range

Modular homes typically range from $80,000 to $400,000 for the home itself, not including land, foundation, utilities, or site prep. Price varies with size (ranch vs. two-story), finish level, and regional labor costs for on-site assembly. A 1,500 sq ft two-bedroom modular generally runs $120,000–$200,000 before site work, while a larger 2,500+ sq ft home with premium finishes can exceed $350,000.

Key considerations

• Foundation requirements: Modular homes require a permanent foundation (slab, crawl space, or basement). Site prep adds $15,000–$50,000 depending on soil, grading, and utilities.
• Local code compliance: Because modulars are built to local building codes, they're not subject to the federal HUD code that governs manufactured homes. Zoning is rarely an issue.
• Financing: Most lenders offer conventional mortgages for modular homes, including FHA, VA, and USDA loans. Expect a construction-to-permanent loan if you're also financing land.
• Delivery logistics: Modules are shipped on flatbed trailers and craned into place. Your site needs accessible road frontage and enough room for a crane setup.

How to choose

Start by filtering available modular home manufacturers by delivery region and price range, then compare floorplans side by side. If you already have land, check delivery coverage for your state before narrowing manufacturers. Pay attention to standard versus upgrade finishes — two models at the same base price can have very different real-world costs once you add the finishes you actually want.