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Breaking Down Modular Home Prices: A Complete Guide [2025 Data]
Normal Range: $160,000 - $320,000
Modular homes cost an average of $240,000, and most homeowners pay between $160,000 and $320,000. Your total will depend on the size, location, customization options, and the quality of the materials you choose.
How we get this data
Cost Insights
The size and customization options you choose are the most influential cost factors.
Land and utility costs can easily double your total.
Custom modular homes cost 20% to 100% more than prefab ones.
Expect to pay between $80 and $160 per square foot for your modular home.
The average modular home costs $240,000. A small, 500-square-foot modular home with no customizations can cost as little as $40,000, excluding land costs, while a custom modular home with 3,000 square feet of living space can cost as much as $900,000. Modular home prices depend on size, location, customizations, and more.
Modular Home Costs by Bedroom Count
Modular home costs don’t scale directly with bedroom count, but adding bedrooms means more square footage for the bedrooms themselves, as well as bigger living spaces and HVAC systems to support a larger family. Many homeowners begin their new construction plans with a specific number of bedrooms in mind, so it’s useful to have an idea of how bedroom count affects modular home prices.
| Number of Bedrooms | Average Cost Range |
|---|---|
| 2 | $40,000–$128,000 |
| 3 | $80,000–$208,000 |
| 4 | $144,000–$352,000 |
| 5 | $192,000–$480,000+ |
Cost by Size
Modular home prices fall between $80 and $160 per square foot, so the amount of living space you want or need will have a one-to-one effect on your total. Larger footprints require bigger and more expensive foundations, and even a second-story living area will require more materials to manufacture and more labor to install.
| Square Footage | Average Cost Range |
|---|---|
| 500 | $40,000–$80,000 |
| 800 | $64,000–$128,000 |
| 1,000 | $80,000–$160,000 |
| 1,500 | $120,000–$240,000 |
| 2,000 | $160,000–$320,000 |
| 2,500 | $200,000–$400,000 |
| 3,000 | $240,000–$480,000 |
General Contractor Costs
A modular home manufacturer will construct the pieces of your modular home off-site, but you’ll need a local general contractor to receive the components and construct them on your property. Since there’s less labor involved than there would be for a stick-built home, hiring a general contractor to put together a modular home will account for just 20% to 40% of the total, or an average of between $48,000 and $96,000.
Below are some of the key jobs your GC will tackle throughout the project, along with average pricing.
Clearing land: $1,400–$6,200
Grading land: $1,000–$3,300
Pouring the foundation: $4,000–$14,900
Assembling the home: $3,000–$12,000+
A general contractor is who you should hire to build your house, but note that some modular home manufacturers offer in-house construction services in addition to manufacturing. Depending on the company you go with, you may not need a separate GC.
Electrician Costs
One major upside to a modular home is that it comes prefabricated with an installed electrical system, but you may still need to hire an electrician to run a new service line to your plot if there aren’t existing electric utilities on the property.
A general contractor will usually hire an electrician for this and other electrical components, and the electrician’s part of the process averages $1,000. You may pay more if you have an electrician make custom changes to your modular home after delivery and assembly.
Connecting to electric: $800–$1,200
Adding light fixtures: $150–$1,000 each
Adding outlets: $100–$450 each
Installing solar panels: $18,400–$36,400
Plumber Costs
Similarly, the plumbing system is included in the base price of a modular home and is installed prior to delivery. You may need to consider hiring a plumber to set up water supply and sewer connections on your land, though, as well as to install hookups for natural gas or propane. Again, your general contractor will hire this pro for you and coordinate the work.
Connecting to municipal water: $1,000–$6,000
Drilling a well: $5,000–$10,000
Connecting to gas lines: $500–$2,000
Installing sewer connection: $1,500–$5,700
Additional Pros to Consider Hiring
While the bulk of the home construction takes place off-site and is included in your modular home cost, there are some other pros you might need to hire, depending on your project.
Septic system installer: $3,600–$12,400
Landscaper: $1,200–$6,300
Fence installer: $1,800–$4,800
Cost by Location
Modular home costs will vary by location for two main reasons. First, labor costs scale with the cost of living. The labor cost to build a modular home is half of what it would be for the cost to build a home with standard construction, but it still plays a role. Second, the distance your modular home builder needs to travel from the factory to deliver your home will affect delivery fees.
| State | Average Cost |
|---|---|
| California | $256,000 |
| Florida | $241,000 |
| Georgia | $237,000 |
| Illinois | $238,000 |
| Michigan | $237,300 |
| New York | $248,500 |
| North Carolina | $239,200 |
| Ohio | $238,200 |
| Pennsylvania | $238,200 |
| Texas | $237,400 |
Additional Cost Factors
There are many other modular home cost factors you should consider if you want to set an accurate budget for your build.
Land
Modular home prices average $240,000, but it’s crucial to note that this doesn’t include land. Land can add anywhere from $10,000 to $200,000 or more to your total, depending on the plot size, land condition, and location. Of course, you may not need to consider these costs if you already own land and plan to install a modular home as your main structure or an accessory dwelling unit (ADU).
Upgrades
Manufacturers offer a base price for modular homes, which includes a standard layout and preset building materials, from siding and roofing to kitchen countertops and flooring. Most also offer customization options that let you alter the layout and choose higher-end materials.
A custom modular home costs 20% to 100% more than the base design. Base costs range from $160,000 to $320,000, and adding customizations will push your cost range to between $192,000 and $640,000.
Delivery Fees
You’ll save on labor costs by going modular, but instead, you’ll need to pay transportation fees to have your house delivered. Delivery for a modular home costs $5 to $10 per square foot. On average, delivery costs will total between $3,000 and $20,000.
Foundation Type
Modular homes differ from some other prefab homes in that they require a permanent foundation. The type of foundation you choose will affect the cost, both in terms of excavation and the cost of pouring the concrete.
| Foundation Type | Cost (per sq. ft.) |
|---|---|
| Basement | $20–$37 |
| Crawl space | $6–$18 |
| Pier and beam | $6–$12 |
| Slab | $5–$16 |
Permits
Prefab homes still require building permits, which can add between $500 and $4,000, with an average of $1,000. You normally won’t need to file for separate electrical permits, plumbing permits, or HVAC permits, though, as your manufacturer will handle these systems off-site.
Price Notice
Permits can actually be quite expensive. Talk to your contractors before starting your project to understand how much the required permits will cost you.
Modular Home Build vs. Remodel
If you already have a home on your property, you may be deciding between remodeling your existing home or building a new modular home.
Home remodeling costs range between $18,000 and $76,500 and will almost always be more affordable than building a new modular home. A local home renovation specialist can help you come up with an accurate remodel budget for your project for comparison. However, new construction means more customization options in terms of the footprint and layout of your house, so if you’re looking for major changes, a new modular home may be the way to go.
How to Save Money on Modular Home Costs
Modular home prices can easily climb to $320,000 and beyond, so consider the following money-saving tips for your project if you’re on a tight budget.
Limit the customizations and upgrades: Going with a base model and basic materials from your manufacturer can save you hundreds of thousands of dollars.
Keep the size in check: The larger your modular home, the more expensive it will be. Build only what you need, but consider future changes to occupant count to avoid having to build home additions in the future.
Start with a developed plot: Building on land that already has utility connections and is cleared and graded will save you between $15,000 and $50,000 or more.
Choose a slab foundation: If your climate permits, going with a slab foundation over a basement will save you between $15,000 and $21,000 for a 1,000-square-foot foundation.
Focus on efficiency: When you have the opportunity, choose energy efficiency upgrades like high-end insulation and efficient HVAC systems to save on utility bills over time.
Does a Modular Home Increase Property Value?
Developing vacant land will almost always make it more valuable, so a modular home will increase property value. Like high-end container homes, modular homes can also appreciate at the same rate as stick-built homes, but the appreciation sometimes lags behind. This is mostly due to consumer opinion about how long modular homes last and how challenging repairs and remodeling can be. With proper upkeep, modular homes will boost property value and appreciate in value similarly to traditional homes in the area.
Why You Should Hire a Modular Home Builder
While many people opt to do the finishing touches on their modular homes, the standard is to have your home built off-site and finished with help from a local general contractor near you. Modular home builders allow you to customize your new home using different layouts and fabrication choices. While mobile home kits are available, building your own can be a full-time task that takes months or years. You'll also need the necessary equipment and space to complete the task.
Here's why it's ideal to hire a builder for a modular home
Here's why hiring a company to build your modular home pays off:
Incorrect DIY steps could lead to leaks, mold issues, and other problems.
If your DIY mobile home is built incorrectly, you could have issues with things like the manufacturer's warranty or your homeowner insurance.
A professionally built modular home can have higher resale value.
You can get into a pre-built modular home in a matter of weeks, instead of the months or years it could take to build your own.
Prebuilt modular homes are generally move-in ready—with some requiring only minor finishing touches that can be performed by the homeowner or a local general contractor.
If you want to DIY a modular home build:
Here are some ways you can put your mark on your new modular home:
Prepare the site by clearing your land to remove rocks, shrubbery, and any other unwanted vegetation.
Install a deck or porch after the home has been delivered.
Manage soil testing and compaction to ensure your yard is dense enough to support your modular home's foundation and direct water away from your home.
Install DIY upgrades, such as tile, stone countertops, trim, or lighting fixtures.
Add shutters to the outside of the modular home.
Next Steps: Finalize Your Project With a Pro
Check local zoning laws to see if modular homes are legal on your property or parcel.
Create a plan to clear, grade, and make the land accessible for the delivery truck and mobile home.
Be prepared to talk about foundation type with a contractor—with options like concrete slab or piers and beams ideal for most climates and local soil types.
Start making decisions about connecting to public water and sewer versus using a well and septic system.
How Angi Gets Its Cost Data
Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We extensively research project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We rely on reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
Want to help us improve our cost data? Send us a recent project quote to [email protected]. Quotes and personal information will not be shared publicly.
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