Wondering about the true cost of modular homes per square foot? Homebuyers often search for “cost of modular homes near me,” only to find huge differences in estimates. The truth is that the cost of a modular home per square foot depends not only on the design and finishes, but also on location, land conditions, and hidden expenses. In this guide, we explain what “price per sq. ft.” really means, give real-life examples, and show how regional variations affect your final budget.
What Does “Cost per Square Foot” Really Mean?
Builders often advertise the cost of a modular home per square foot as if it were a fixed number. In reality, it’s a baseline metric that includes:
- Factory-built modules (walls, roof, floors)
- Delivery to your lot
- Basic installation
However, it usually does not include:
- Land purchase
- Permits and local fees
- Foundation and site prep
- Utility hookups (water, sewer, electric)
- Custom upgrades
👉 That’s why two buyers can get quotes ranging from $90 to $200 per sq. ft. for homes that look almost identical.
Real Examples of Modular Home Prices by Size
Let’s look at the numbers for three common home sizes in 2025:
- 1,000 sq. ft. modular home → $90,000–$150,000
(small starter home or cabin; basic finishes; minimal upgrades) - 1,500 sq. ft. modular home → $130,000–$240,000
(three-bedroom family home; mid-range upgrades; garage optional) - 2,000 sq. ft. modular home → $180,000–$360,000
(larger ranch or two-story; custom kitchen, hardwood floors, energy-efficient windows)
These ranges illustrate how the cost of modular homes per square foot changes depending on finishes and site costs.
Regional Price Differences
The phrase “cost of modular homes near me” matters because geography is everything. A 1,500 sq. ft. home in Texas may cost $135,000, while the same house in California could reach $280,000.
- Texas – $85–$140/ft² (lower land and labor costs).
- Florida – $100–$150/ft² (hurricane-resistant codes).
- California – $150–$220/ft² (highest in the country).
- Northeast – $130–$200/ft² (strict energy efficiency standards).
What’s Included (and What’s Not)
When you see “$120 per sq. ft.” in a brochure, always ask what’s included:
✅ Typically included:
- Factory modules
- Standard finishes (drywall, flooring, roofing)
- Transportation and initial assembly
❌ Usually not included:
- Site prep and foundation
- Utility hookups
- Permits, taxes, and fees
- Major customizations (garages, porches, premium kitchens)
Why “Per Square Foot” Varies So Much
- Foundation type (slab vs crawl space vs basement).
- Location (permits and labor costs vary by state).
- Customization level (garage, decks, green energy upgrades).
- Utility setup (city connection vs well and septic).
Two buyers may both be quoted “$120/ft²,” but one ends up paying $160/ft² after hidden costs, while the other keeps the price close to the estimate.
FAQ
What is the average cost of a modular home per square foot?
Between $80 and $200, depending on region and customization.
Does “cost per sq. ft.” include land?
No. Land purchase is always separate.
Why do prices differ by state?
Building codes, labor costs, and permit fees create large variations.
Conclusion
The cost of a modular home per square foot is a helpful starting point, but it doesn’t tell the whole story. Real costs vary by state, customization, and site conditions. When comparing modular homes USA prices, always ask what’s included, and treat the per-square-foot number as a baseline, not the final bill.