Modular vs Manufactured Cost: Quick Guide

If you’re hunting for an affordable new home, you’ve probably heard the terms “modular” and “manufactured” tossed around. They sound similar, but the price breakdowns can be quite different. In this guide we’ll break down where the money goes for each type, point out hidden expenses, and help you decide which one fits your wallet.

How Modular Homes Are Priced

Modular homes are built in a factory, then shipped to your site and assembled like giant building blocks. The biggest cost factor is the size – bigger square footage means more modules, so the price scales directly. Expect a base price of $100‑$150 per square foot, but that can jump if you pick high‑end finishes or custom floor plans.

Transport is the next major line item. Moving a module from the factory to a remote Scottish site can add $5,000‑$15,000 depending on distance and road conditions. Once on‑site, a crew will crane the sections into place and secure them, which is usually $10‑$20 per square foot.

Don’t forget the site prep. You still need a foundation, utilities, and permitting – just like a traditional build. Those costs can run $20,000‑$40,000 for a small lot, and they’re often the reason a modular home feels cheaper on paper but ends up similar to a conventional build.

Manufactured Homes: What Drives the Price

Manufactured homes, also called mobile homes, are constructed entirely in a factory and then moved on a permanent chassis. Because they sit on a steel frame, the structure itself is lighter and cheaper to ship. The average cost sits around $70‑$100 per square foot.

One major price saver is the land. Many buyers place their home on a rented lot in a mobile home park, which means you avoid buying land outright. However, park fees and rent can cost $300‑$800 per month, turning into a long‑term expense.

Customization is limited. You can pick from a set of factory‑approved floor plans and basic finish options. Upgrading to a premium interior package adds $10,000‑$20,000, but you won’t get the same level of design freedom as a modular home.

Installation includes anchoring, connecting utilities, and a brief inspection – usually $5,000‑$10,000 total. Some states also require a “mortgage” to secure the chassis, which can add a few thousand dollars in fees.

Both options have hidden costs to watch. For modular homes, look out for overruns on site preparation and customization. For manufactured homes, factor in park rent, insurance, and possible resale restrictions.

So, which is cheaper? If you own land and want a home that feels more like a traditional house, modular is often the better choice, even though the upfront price is higher. If you’re okay with a smaller footprint, limited design, and don’t want to buy land, a manufactured home can save you $30,000‑$50,000 in the first few years.

Bottom line: calculate the total cost of ownership, not just the sticker price. Add up land, transport, site work, utilities, and ongoing fees. When you see the full picture, you’ll know which style matches your budget and lifestyle.