Homerun
Modular Home Prices in 2026
All 6 Models. Real Prices. No Quote Form.
Most modular home sellers make you sit through a sales call before they'll say a number. We publish ours. Below are the real 2026 prices for every Smart Home Modular — $142,150 to $242,300 — plus cost per square foot, what's included, and what to budget for delivery, set, and finishing.
Modular Home Prices at a Glance
Starting Home Price
The Birch — 3 bed / 2 bath, 1,067 sq ft. Every model includes HVAC, water heater, appliances, and the Smart Home Package standard.
Per Sq Ft, Home Only
Most single-family models land $130–$140 per square foot for the factory-built home itself. All-in with foundation, delivery, and set, most buyers land $170–$230/sq ft before land.
Order to Move-In
The factory builds your home while your foundation goes in. It arrives 80–90% complete and finishes out in days, not months.
Full 2026 Price List — All 6 Models
Sorted by price. Click any model for floor plans, elevations, room dimensions, and full specs.
| Model | Layout | Living space | Type | 2026 price | Per sq ft |
|---|---|---|---|---|---|
| Birch | 3 bed / 2 bath | 1,067 sq ft | Single-family, 1 story | $142,150 | $133 |
| Dogwood | 3 bed / 2 bath | 1,140 sq ft | Single-family, 1 story | $148,150 | $130 |
| Sycamore | 3 bed / 2 bath | 1,200 sq ft | Single-family, 1 story | $166,150 | $138 |
| Hickory | 3 bed / 2.5 bath | 1,330 sq ft | Single-family, 2 story | $220,150 | $166 |
| Front Porch | 2BR/2BA + 1BR/1BA | 1,685 sq ft total | Side-by-side duplex | $235,100 | $140 |
| Belvidere | 2 units, 2BR/2BA each | 1,620 sq ft total | Stacked duplex | $242,300 | $150 |
The Sycamore also offers an optional site-built 2-car garage (20′×22′) for $54,000. Duplexes are separately metered — popular for rental income, house-hacking, and multi-generational living.
What's Included in Every Price
- The factory-built home, ~80–90% complete — 2×6″ exterior walls, 2×10 open-web floor trusses, energy-efficient envelope, interior finish largely done at the factory.
- Mechanicals — HVAC and water heater included; plumbing and electrical installed with on-site "quick connections."
- Smart Home Package — standard on every model — Ring video doorbell, smart thermostats, Wi-Fi smart entry locks.
- Stainless steel appliance package — range, refrigerator, washer/dryer, dishwasher, microwave (Whirlpool / Midea / Amana).
- IRC residential code construction — factory-inspected, permits as a permanent residence, appraised and financed like a site-built home.
- Admin fees — included in the published price. No hidden add-ons.
What's Not Included
Land, the permanent foundation, building permits, sales tax, delivery, crane set, utility hookups, and on-site button-up/finishing. As a planning number, budget roughly $45,000–$110,000 for foundation, delivery, set, and finishing depending on foundation type (slab vs. crawlspace vs. basement), site access, and distance from the factory. We quote all of it transparently by state and ZIP — request a quote to get your number.
Frequently Asked Questions
How much does a modular home cost in 2026?
Our six models run $142,150 to $242,300 in 2026 — every price is published above. 3 bedroom single-family homes start at $142,150 (Birch) and duplexes start at $235,100 (Front Porch). Starting-From pricing is for the home only; delivery and on-site set/finishing are quoted separately by ZIP.
How much does a modular home cost per square foot?
The home itself runs roughly $130–$166 per square foot across our lineup, with most single-family models at $130–$140. All-in with foundation, delivery, crane set, and finishing, most buyers land around $170–$230 per square foot before land — still well under the $150–$300+ typical of comparable site-built construction.
What is NOT included in the price?
Land, foundation, permits, sales tax, delivery, crane set, utility hookups, and on-site finishing. Budget roughly $45,000–$110,000 for the site side of the project depending on foundation type, access, and distance — we quote it by ZIP with no surprises.
Are modular homes cheaper than site-built homes?
Usually 10–25% cheaper on a finished basis, with far more schedule certainty. Factory labor is more efficient than site crews, there's minimal weather delay and waste, and the 60–120 day timeline saves months of construction-loan interest. Full numbers in our modular home cost guide.
Can I finance a modular home?
Yes — conventional, FHA, VA, and construction-to-permanent loans all apply, because these are IRC-code homes on permanent foundations, not chattel-loan manufactured housing. See how to finance a modular home or our financing page.
Is a modular home worth it compared to a manufactured home?
They're fundamentally different products. Modular homes are built to the same IRC code as site-built houses, sit on permanent foundations, and appreciate like real estate. Manufactured (HUD-code) homes are cheaper up front but typically depreciate and finance on worse terms. Full comparison: modular vs. manufactured homes.