Factory Built Home Costs 12-13-25

Factory-built homes (modular or manufactured) vary widely in cost, from around $50,000 for smaller units to $400,000+ for large, luxury models, averaging roughly $100 to $250 per square foot, but this usually excludes land, foundation, and site prep, which can add significantly to the total. Expect base costs for a modest home around $75k-$120k, while a fully finished 2,000 sq ft home can range from $200k-$300k+ fully installed.  

By Type & Size (Approximate Finished Costs)

Manufactured Homes (Mobile Homes): Often cheaper, averaging around $85/sq ft (excluding land), with smaller units starting as low as $40k-$80k.

Modular Homes: Built to local codes, they appreciate better. Costs per square foot range from $100 to $250+, with total finished costs for a 2,000 sq ft home often $200k - $500k+.

Tiny Homes (200-800 sq ft): $30,000–$130,000.

Starter Ranch (1,200-1,500 sq ft): $120,000–$240,000.

Family Home (1,800-2,500 sq ft): $160,000–$365,000. 

Key Cost Factors

Site Work: Land, foundation (crawlspace vs. basement), utility hookups (electric, water, septic/sewer), permits, and driveway.

Finishes & Upgrades: Standard vs. high-end appliances, flooring, cabinets, and fixtures.

Transportation: Freight and delivery costs for the modules.

Location: Local labor, permits, and building codes. 

What's Often Not Included in Base Price?

Land.

Foundation/Basement.

Site preparation (clearing, grading).

Utility connections (sewer, water, electric hookup).

Permits, taxes, and fees.

Landscaping, decks, garages. 

The cost of a factory-built home varies significantly depending on whether it is a manufactured home or a modular home, location, size, and finishes. 

Manufactured Homes (HUD Code)

Manufactured homes are built to a federal HUD code and are generally the most affordable option. They are built on a permanent steel chassis and may not require a traditional foundation, which can lower site costs. 

Cost per square foot (unit only): $30 to $60.

Average total sales price (unit only, 2025 data): $30,000 to $75,000, with an overall average of around $124,300, which often excludes land.

Total "all-in" cost with site work: The all-in cost can range from $100,000 to over $300,000+ when including land and setup. 

Modular Homes (Local/State Building Codes)

Modular homes are built in sections (modules) and assembled on a permanent foundation on-site. They must meet all local and state building codes, making them appreciate in value similarly to traditional, site-built homes. 

Cost per square foot (unit only): $50 to $100.

Total installed cost per square foot (turnkey): $80 to $160 on average, but can go up to $250+ for custom/luxury models.

Average total cost (turnkey, 2025 data): Most buyers pay between $160,000 and $320,000 for a mid-size home. Luxury or highly customized homes can exceed $600,000. 

Key Factors Affecting the Final Cost

The base price from the manufacturer is only a starting point. The final, move-in ready price for any factory-built home is significantly impacted by additional costs: 

Land: Can add $10,000 to over $200,000 depending on location and size.

Site Preparation: Clearing, grading, and soil testing can cost $6,500 to over $50,000.

Foundation: A slab is cheaper ($6,000–$15,000) than a crawl space ($8,000–$20,000) or a full basement ($20,000–$50,000+).

Delivery & Installation: Transporting the modules/home and assembling them on-site, including a crane for modular homes.

Utilities: Hookup to water, sewer, and electric lines (or installation of a well/septic system).

Permits & Fees: Varies widely by municipality.

Customizations: Upgraded materials, appliances, porches, or garages can add substantial costs. 

Factory-built homes are generally more affordable than traditional, site-built homes, which average around $150 to $300+ per square foot. 

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Norb Leahy, Dunwoody GA Tea Party Leader