Homerun
The single biggest reason people choose a modular home is the timeline: 60–120 days from order to move-in, versus 9–18 months for a site build. Here's exactly what happens in those months — what we handle, what your contractor handles, and what's on you.
Step 1: Pick a model and get a real quote (week 0)
Start with the published prices — no sales call needed. When you request a quote, tell us your state and ZIP and we'll come back with the home price plus a delivery and set estimate for your location. No deposit, no obligation. This is also when to settle options like the Sycamore's site-built 2-car garage.
Step 2: Financing and site check (weeks 1–4)
Line up your loan — most buyers use a construction-to-permanent loan that converts to a normal mortgage at completion; see how to finance a modular home. In parallel, confirm the site works: crane access, truck access for 60–70 ft loads, utility availability, and zoning. A flat rural lot is the easy case; tight or sloped sites just need earlier planning.
Step 3: Permits and foundation (weeks 2–8)
Your home permits as a permanent residence under the IRC — the same process as a site-built house, usually smoother because the factory plans arrive engineered and complete. While permits process, your foundation goes in: slab, crawlspace, or basement. This is the step that makes modular fast — your foundation and your home are built at the same time, not one after the other.
Step 4: The factory build (weeks 4–10)
Your home is framed, wired, plumbed, drywalled, painted, and cabineted indoors on a production line — no weather delays, with inspections at every station. It leaves the factory 80–90% complete with HVAC, water heater, smart home tech, and appliances aboard.
Step 5: Delivery and set (1–2 days)
The modules arrive by truck and a crane sets them on your foundation — a one-day event for most single-family models, two for duplexes. It's the best construction day you'll ever watch: the house is weathertight by sundown.
Step 6: Button-up and move-in (weeks 2–6 after set)
A local crew stitches the modules together, finishes drywall seams and flooring transitions, completes porches and steps, connects utilities, and walks the final county inspection with you. Then you move in — typically 60–120 days after you ordered.
What you're responsible for
- Land and lender — you bring the lot and the loan; we'll point you to lenders who know modular.
- Foundation and site work — built locally to the factory's foundation plan, by your contractor or one we help you find.
- Decisions on time — model, options, and finishes lock before the factory slot; changes after that cost time.
Wondering how the total budget breaks down across these steps? That's covered line by line in the 2026 modular home cost guide. And if you're still deciding between construction types, start with modular vs. manufactured or modular vs. a house kit.