Guide · 3 min read · Updated October 10, 2026
How Much Does a Modular Home Cost? Price Per Square Foot + What's Included
What a modular home costs per square foot, what the base price leaves out, and how it compares with manufactured and site-built homes.
The short answer
A modular home typically costs $80 to $160 per square foot installed, or about $50 to $100 per square foot for the base home alone, based on 2025–2026 cost guides from HomeGuide, HomeAdvisor, and Angi. Angi puts the average at about $240,000, not including land. The base price often leaves out the foundation, site work, utilities, and finish work, so price your full project with local quotes.
A modular home can be a faster, more affordable way to get a site-built-quality house. But the price you see first is often just the boxes. Here's what a modular home really costs, and what to add.
How much does a modular home cost?
A modular home costs about $80 to $160 per square foot installed, according to 2025–2026 cost guides from HomeGuide, HomeAdvisor, and Angi. The base home alone, before installation and finishing, runs about $50 to $100 per square foot.
Average totals vary by guide: Angi puts the average around $240,000, HomeAdvisor around $270,000, and HomeGuide around $180,000 installed. None include land.
A modular home is built in sections in a factory to the same state and local codes as a site-built house, then set on a permanent foundation. If you're still choosing a home type, see modular vs. manufactured homes.
Modular home cost by size
| Size | Base home | Finished, with installation |
|---|---|---|
| 1,000 sq ft | $50,000 to $100,000 | $80,000 to $160,000 |
| 1,500 sq ft | $75,000 to $150,000 | $120,000 to $240,000 |
| 2,000 sq ft | $100,000 to $200,000 | $160,000 to $320,000 |
Source: HomeAdvisor, updated June 2026. Customization can add $10 to $150 per square foot.
What's included in the price, and what isn't?
The base price of a modular home usually covers building the modules, delivery, and setting them with a crane, according to HomeGuide. Most of what turns them into a finished home is extra. This is the LAND + HOME "boxes to keys" list:
| Line | Typical 2025–2026 range |
|---|---|
| Foundation | $7 to $30 per sq ft |
| Delivery | $5 to $10 per sq ft |
| Button-up (joining modules, drywall, trim, siding, inspections) | $10,000 to $50,000 |
| Land clearing | $1,400 to $6,200 |
| Septic system | $3,600 to $12,400 |
| Well | $5,000 to $10,000 |
| Permits | $500 to $4,000 |
| Sales tax on the home | $5,000 to $15,000 |
Sources: foundation, button-up, and sales tax from HomeGuide; delivery, clearing, septic, well, and permits from Angi. Land, a driveway, a garage, and landscaping are usually extra too.
Ask every builder: is the crane set in my price, and who does the button-up? On raw land, see our septic system cost guide.
Modular vs. manufactured vs. stick-built cost
A modular home usually costs more than a manufactured home and less than a stick-built one.
| Home type | Cost | Source |
|---|---|---|
| New manufactured home (2023) | $86.62 per sq ft | NAHB |
| Modular, installed | $80 to $160 per sq ft | HomeGuide, HomeAdvisor, Angi |
| New site-built (2023, excluding land) | $165.94 per sq ft | NAHB |
Angi puts the average stick-built home at about $323,000 versus about $240,000 for modular, and HomeGuide estimates modular homes are typically 10% to 20% cheaper than stick-built. For a full site-built breakdown, see cost to build a house.
Example: a 1,600 sq ft modular home budget
Example only, hypothetical numbers for a 1,600 sq ft home on a lot you already own:
| Line | Example amount |
|---|---|
| Base home, delivered and set ($75/sq ft) | $120,000 |
| Button-up and finish work | $25,000 |
| Crawl space foundation ($12/sq ft) | $19,200 |
| Site work and driveway | $10,000 |
| Well + septic | $20,000 |
| Permits + sales tax | $9,000 |
| Cushion (about 10%) | $20,300 |
| Project total | $223,500 |
In this example, the base home is only about half of the total. A lot with public water and sewer could cut the well and septic line to connection fees.
How to get an accurate modular home quote
- Ask for an itemized quote: base home, delivery, crane, button-up.
- Confirm who handles the foundation, site work, and utilities.
- Get 2 to 3 local quotes for anything not in the builder's price.
- Call the county about permits and impact fees.
- Add a cushion of about 10% before you compare totals.
The bottom line
A modular home runs about $80 to $160 per square foot installed, but the base price can be half your real number. Foundation, button-up, site work, and utilities decide the rest, and they vary a lot by location. Get every quote itemized and price your specific lot. Do your research and know your numbers.
Common questions
How much does a modular home cost per square foot?
Cost guides from HomeGuide, HomeAdvisor, and Angi put a modular home at about $80 to $160 per square foot installed, and $50 to $100 per square foot for the base home before installation and finishing. Custom designs cost more.
Is a modular home cheaper than building a house?
Usually. Angi's 2026 guide puts the average modular home at about $240,000 versus about $323,000 for a stick-built home, and HomeGuide estimates modular homes are typically 10% to 20% cheaper. Your lot and finishes can change that.
What is not included in the price of a modular home?
The base price usually covers the modules, delivery, and setting them with a crane. Land, the foundation, site work, utility connections, finish work, permits, and extras like a garage or driveway are often separate.
Is a modular home cheaper than a manufactured home?
No, usually not. A new manufactured home averaged about $87 per square foot in 2023, while installed modular homes typically run $80 to $160 per square foot, because modular homes are built to local codes and set on permanent foundations.
How much does it cost to put a modular home on land?
It depends on the lot. Foundations run about $7 to $30 per square foot, delivery about $5 to $10 per square foot, and septic, well, and utility hookups can add thousands more on raw land. Get local quotes.
When you're ready for the next step
Keep reading
Modular vs. Manufactured Home: What's the Difference?How modular, manufactured, and mobile homes differ in building code, foundation, financing, value, cost, and zoning.
Cost to Build a House: A Phase-by-Phase BreakdownWhere the money goes when you build a house, phase by phase, and a simple way to estimate your own number before you talk to builders.