What does a modular home cost in 2026? The home itself typically runs about $80 to $160 per square foot, according to Angi’s latest cost data – but land, foundation, delivery and site work can add a lot. Below is a complete modular home estimate, including costs by size and bedrooms and how modular compares with manufactured homes.
Average Modular Home Cost
Angi reports a typical modular home cost of around $240,000, with a wide range from about $40,000 for a very small basic unit to $900,000 for a large custom design. Your total will depend on size, design, finishes and local labor and land prices.
Modular Home Cost by Size
| Square footage | Estimated home cost |
|---|---|
| 500 sq ft | $40,000 – $80,000 |
| 1,000 sq ft | $80,000 – $160,000 |
| 1,500 sq ft | $120,000 – $240,000 |
| 2,000 sq ft | $160,000 – $320,000 |
| 3,000 sq ft | $240,000 – $480,000 |
Source: Angi modular home cost data (2026). Figures are for the home and may not include land or all site work.
Modular Home Cost by Bedrooms
- 2 bedroom modular homes: about $40,000 – $128,000
- 3 bedroom modular homes: about $80,000 – $208,000
- 4 bedroom modular homes: about $144,000 – $352,000
- 5 bedroom modular homes: about $192,000 – $480,000+ (see our 5 bedroom modular homes guide)
Other Costs to Build a Modular Home
| Cost item | Typical range |
|---|---|
| Land | $10,000 – $200,000+ |
| Basement foundation | $20 – $37 per sq ft |
| Crawl space foundation | $6 – $18 per sq ft |
| Slab foundation | $5 – $16 per sq ft |
| Delivery | $3,000 – $20,000 |
| Site preparation | $2,400 – $9,500 |
Also budget for the crane set, button-up (finishing the seams), utility connections, permits, driveways, decks, garages and landscaping.
Modular vs Manufactured Home Cost
Manufactured (HUD-code) homes are usually cheaper. The average new single-section manufactured home sold for about $84,600 and the average double-section home for about $164,000 in April 2026 (U.S. Census Bureau). Modular homes cost more because they’re built to local building codes, require a permanent foundation and often include more site-built-style features. Read mobile home vs manufactured home vs modular for the full comparison, or how much does a mobile home cost.
How to Get an Accurate Modular Home Estimate
- Choose a floor plan and square footage range.
- Ask the builder whether the price includes delivery, crane, set and button-up.
- Get separate quotes for foundation, utilities and site work.
- Add permits, impact fees and a 10–15% contingency.
- Compare at least three builders.
Modular Homes on Our Site
See real modular examples like the M269 Paradise modular home, the Porto modular home and the Southern Charm modular home.
Modular Home Cost FAQ
How much does a modular home cost per square foot?
Typically about $80 to $160 per square foot for the home itself.
How much does a 2,000 sq ft modular home cost?
About $160,000 to $320,000 for the home, plus land, foundation and site work.
Can modular homes have basements?
Yes. Modular homes are commonly set on full basements, crawl spaces or slabs.
Are modular homes under $100k possible?
Small one- and two-bedroom modular homes can come in under $100,000 for the home itself, but total project cost will be higher once land and site work are added.