Build Your Own House

How Much Does It Cost To Build A Modular Home

Modular Home Cost

Summary: Modular homes generally cost less to build than a stick built new home.

Carl, In your section on Modular Homes you answered a question asked by "Jodi". In your answer at the very end you said, "Try to use similar quality components. You can run as many variations as you want. I think you’ll find the modular less expensive."

I am asking the same thing but with one crucial point in mind.

Is your answer based on a modular compared to a stick built by a General Contractor other than yourself? Or are you referring to building a home and being your OWN contractor compared to a modular?


Hi Michelle, good question!

In my answer to Jodi, I was referring to a site built or stick built house by a General Contractor.

By the way, modular homes are stick built too, just not on the building site.

However, since I was remiss in my answer to Jodi in not comparing to an Owner/builder constructed home, let’s do it here.

Much depends on the pricing of the new home from the modular dealer as well as the site work (excavating, foundation, finishing work, etc.) and who does that work. An Owner/builder can, and should, contract all that work too.

It takes a bit of work to compare "apples to apples".

Here's a modular home called the "Guthrie".

The "Guthrie" 2200 sq. ft.

3 Bedrooms, 2 Bathrooms

240 sq. ft. Front Porch

Unfinished Basement

No Garage.

Using Concord, New Hampshire as a building site, here’s what I came up with:

Model Price of $131,500 + Site Work of $75,000 = $206,500.

Same home but completely site built using a General Contractor = approximately $268,033

I arrived at this rough estimate using the number 4 "Quality Class" (good standard quality materials) on the cost estimating software.

However, if you plan on being the General Contractor, or "Project Manager" deduct a General Contractor’s Markup of $31,280 for an approximate cost total of $236,753.

Even though the cost difference between the modular home and the site built home (with you as the "Project Manager" for either home) appears to show the modular home to be $30,253 less, you should keep in mind that the cost to build any house, can vary considerably, depending quality of materials selected, and on actual bids for labor and material. The cost estimate for this site built house is an approximate cost for 2018.

Until you actually start getting bids and entering them into your own spreadsheet (see my spreadsheet page for FREE spreadsheets), it will remain approximate.

I would also factor in other considerations besides cost when making a decision on modular vs. site built, such as the amount of time saved by having the home built off site in a factory while the building site is being prepared. Acting as your own general contractor on a modular project is often easier too.

Be sure and read Modular Homes vs. Stick (site) Built.

Thanks for your question and taking the time to write.

Carl Heldmann