Guide
Cost, Budgeting and Timeline: Modular vs Manufactured vs Stick‑Built Homes
A practical, empathetic breakdown of real-world costs, what the base price does and doesn’t include, and how long each path typically takes—from design to move‑in.
Pair this with the modular home building process guide for the full step‑by‑step sequence.
Understanding the Three Home Types
Each category follows different codes, construction methods, and pricing structures.
| Feature | Stick‑built (site‑built) | Manufactured (mobile) | Modular (prefab) |
|---|---|---|---|
| Where it’s built | Built entirely on your land in phases (foundation, framing, trades, finishes) | Factory-built under HUD code, delivered as one or more units; can use temporary foundations | Factory-built as sections; assembled on a permanent foundation onsite |
| Building code | International Residential Code (IRC) + local/state codes | Federal HUD standards + local zoning rules | IRC + local building and zoning regulations |
| Customization | Highest: fully customizable designs and materials | Limited: standardized floor plans, fewer finish options | Moderate: curated plans; some layout/finish changes possible |
| Avg. cost per sq ft | ~US$150–US$300+ (size, complexity, finishes) | ~US$80–US$160 fully installed | ~US$90–US$120 assembled modular |
| Typical construction time | ~9 months or longer | ~4–6 months | ~3–6 months (modules built indoors; 6 months typical) |
| Resale value | Highest; comparable to site‑built comps | Often depreciates unless on permanent foundation | Generally appreciates like site‑built homes |
In short: stick‑built maximizes flexibility at higher cost and time; manufactured offers the lowest entry price with more limits; modular aims for a balanced mix of speed, quality, and value.
Why Modular Homes Often Cost Less
Factory construction reduces weather delays and material waste; labor and procurement are predictable. Many projects complete 30–60% faster than comparable site‑built homes and cost ~10–20% less, while meeting the same local codes as site‑built houses.
Note: Budget beyond the factory price. You still need land, site work, permanent foundation, delivery + crane, button‑up, utilities, permits, taxes, and any upgrades.
Cost Breakdown: What Goes Into a Modular Budget
Base unit cost
US$50–US$100 per sq ft for delivered modules set by crane (1,500 sq ft ≈ US$75k–US$150k). Some builders include basic delivery/craning.
Land purchase and site preparation
Site prep averages ~US$4k–US$11k: survey (~US$350–US$1k), clearing (~US$1,350–US$3,900), excavation (~US$1,600–US$4,400), grading (~US$600–US$2k). Land costs vary widely by location.
Foundation
Permanent foundation required (~US$7–US$30 per sq ft / US$6k–US$20k+). Crawlspaces and basements are common for modular; slab‑on‑grade alone typically won’t work because utilities require under‑module access.
- Pier & beam: ~US$3k–US$8k (economical, fast install)
- Crawl space: ~US$6,300–US$16,300 (extra storage, easy service)
- Basement: ~US$20k–US$29k (most expensive; adds living area)
- Stilts/pilings: ~US$12k–US$30k (flood‑prone sites)
Delivery and transportation
~US$3k–US$12k (US$5–US$10 per sq ft) for transport vehicles, crane rental, and a specialized set crew. Moving an off‑frame modular home later can run ~US$5k–US$15k depending on distance and size.
Installation (button‑up)
~US$10k–US$50k (US$5–US$35 per sq ft) to stitch modules, finish drywall/trim, connect systems, complete siding/roof details. Driveways, garages, landscaping are separate.
Utility connections
US$2,500–US$25k+ depending on septic vs sewer, well vs municipal, panel upgrades, or solar. Rural sites with long runs cost more. Septic alone often runs US$3,500–US$10k+; a new panel ~US$1,400–US$2,800.
Permits, taxes and fees
Permits ~US$500–US$4k. Sales tax ~5–7% (US$5k–US$15k+). Some builders roll taxes/fees into the base price; verify your quote.
Additions and upgrades
Garages/decks ~US$5k–US$50k. Premium finishes can add US$10–US$150 per sq ft. Upgrading a high‑end manufactured model to modular standards can add US$30k–US$50k plus crane/shipping costs.
Hidden costs
Carry loan interest during construction; plan for design changes, access constraints, driveway paving, landscaping, septic/well surprises. Build a contingency into your budget.
Comparing Overall Costs
| Home type | Approx. total (1,500 sq ft) | Notes |
|---|---|---|
| Manufactured | US$120k–US$230k | Full install with site prep + utilities; lowest entry price; limited customization; resale can lag unless on permanent foundation |
| Modular | US$120k–US$270k | Base unit + site prep, foundation, delivery, button‑up; customizations can raise total |
| Stick‑built | US$210k–US$315k+ | Highest cost per sq ft; unlimited customization; longer on‑site build time |
Timeline: From Design to Move‑In
- Design & planning (1–3 months): Choose plan, coordinate engineering, secure financing.
- Permitting & site preparation (1–2 months): Plan review, survey, clearing, grading.
- Factory construction (1–2 months): Modules built in parallel in climate‑controlled facility.
- Foundation construction (~1 month): Often overlaps factory build; basements add time.
- Delivery & installation (1–2 weeks): Crane set, button‑up, utility hookups, inspections.
- Finishing & move‑in (a few weeks): Flooring, paint, exterior details, final sign‑off.
Manufactured homes typically complete in ~4–6 months. Stick‑built often runs ~9 months or more depending on weather and trades.
Budgeting Tips & Considerations
- Think beyond the base price: Include land, site work, foundation, delivery, button‑up, utilities, permits, taxes, and upgrades.
- Plan for contingencies: Reserve 10–15% for soil surprises, material price swings, design tweaks.
- Understand financing: Modular is typically mortgage‑financed like site‑built on permanent foundations; manufactured may require different lending unless converted to real property.
- Consider resale: Modular and site‑built generally appreciate with the market; manufactured can depreciate unless permanently installed and improved.
- Assess access early: Narrow roads or steep driveways increase crane/transport fees.
- Be realistic about customization: Each deviation from a standard plan adds cost and onsite labor.
Frequently Asked Questions
Are modular homes cheaper than stick‑built homes?
Generally yes—~10–20% less and 30–60% faster. Exact totals depend on land, foundation, and customizations.
Do modular homes appreciate in value?
Because they follow the same codes and sit on permanent foundations, modular homes typically appreciate similarly to site‑built homes.
How do manufactured homes differ from modular homes?
Manufactured homes follow the HUD code and are delivered as single/double‑wide units with lower base costs and limited customization. Modular homes are built to IRC/local codes in sections and assembled onsite with better resale prospects.
What is included in the base price of a modular home?
Factory modules and often delivery/craning. Not included: land, foundation, site prep, button‑up, utility connections, permits, taxes, and most upgrades.
How long does it take to build a modular home?
Many complete in 3–6 months thanks to parallel factory and site work. Site‑built typically takes ~9 months or more; manufactured ~4–6 months.
Sources
- homeguide.com
- truebuilthome.com
- blog.nccustommodulars.com
- blog.bardenbp.com
- homeguide.com
- reddit.com