A modular home usually costs 10% to 20% less than a stick-built house and is often finished in 3 to 6 months instead of the 7.6-month average for site-built homes. In 2026 modular homes cost about $80 to $160 per sq ft installed, compared with a US median of about $166 per sq ft for stick-built.
Modular vs stick-built: side by side
| Modular | Stick-built | |
|---|---|---|
| Cost per sq ft | $80–$160 installed | $143.50–$215.50 by state, $166 median |
| 2,000 sq ft home | $160,000–$320,000 | about $332,000 at the median |
| Build time | 3–6 months | 7.6 months start to completion (2024 average) |
| Where it is built | factory sections, set by crane | on site |
| Building code | state and local codes | state and local codes |
| Financing | construction loan, then mortgage | construction loan, then mortgage |
Where modular saves money
- Labor efficiency: factory crews work indoors without weather delays.
- Material buying: factories buy in bulk and waste less.
- Time: the modules are built while the foundation is poured, which shortens the loan period and the time you pay rent.
Where stick-built can win
- Design freedom: module sizes are limited by what can travel on a road, which constrains room widths and complex shapes.
- Difficult sites: steep or narrow lots can make crane access and delivery expensive ($3,000 to $8,000 delivery and $10,000 to $35,000 for the set).
- Local builder availability: in some areas there are few modular dealers, which reduces competition.
Which should you choose?
Choose modular if you want a standard plan, a predictable price and a faster build on an accessible lot. Choose stick-built for a highly custom design or a difficult site. Price both with the calculator above using your state.
Compare other house types
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- All house types compared
Sources
- Amerisave: Modular home prices, complete cost breakdown and financing guide (October 2026, citing Angi and HomeAdvisor)
- NAHB: Single-family homes are built faster in 2024 (U.S. Census Bureau Survey of Construction)
- Autodesk: How much does it cost to build a house in 2026? (state totals for a 2,000 sq ft home, based on Today’s Homeowner data; the $166/sq ft US median used on this site)