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Overview – Home-Only

You can order a customized modular home from Next Modular, and complete all other work yourself.


You save the most money possible on your new modular home build when you coordinate all the site work (such as the foundation, septic, garage, etc) and order JUST the modular home from Next Modular. If you want to go this route it helps to have construction experience, or at least experience managing complicated projects of some type.

We refer to this type of project as a “Self Build” because you are basically doing everything yourself (except the modular home). Once you’ve selected a floorplan, we will order the home, and you would begin completing the site work. Once your foundation is done, we will deliver and set your new modular home on your foundation. You continue the work from there, meaning you would need to hook up the plumbing under the home, install the septic system, build your garage, etc.

For a very in-depth look at how this works, check out our Home-Only  process page.

Who can benefit from a Home-Only build?

Our Home-Only option is perfect for anyone who wants to get their hands dirty and build a beautiful new home at an extremely affordable price.

  • Ranch Homes
  • 2-Story Homes
  • Vacation Homes
  • Lake Houses
  • Churches
  • Church Parishes
  • Starter Homes
  • In-Laws Quarters
  • Office Buildings

Home-Only Service Area

Anywhere within a 250-mile radius of our office in Goshen, IN

  • Detroit, MI
  • Grand Rapids, MI
  • Lansing, MI
  • Milwaukee, WI
  • Chicago, IL
  • Champaign, IL
  • Toledo, OH
  • Columbus, OH
  • Bloomington, IN
  • Indianapolis, IN

What You Need to Know


Next Modular will build your home, customize it to your specification, and deliver and set the home on your foundation. You would handle everything else. Remember, anything other than the home itself will need to be accounted for. We call this other stuff “site work,” and it would including building permits, the foundation, HVAC, well, septic, outside electric main/gas hookups, landscaping, driveway, etc.

Our Home-Only option is perfect for those who like DIY projects and either have the experience or “know somebody” who can do it for them. Even if you don’t want to do it yourself, you can contract out the work locally, using the subcontractors of your choice, which will save you money since you are not paying a general contractor (us) to coordinate that work for you.

If you aren’t sure whether a certain item is considered “site work” ask yourself this question: “does this item roll out of the factory?” If the answer is “no,” it’s considered Site Work. Here’s a list of some of the items considered Site Work:

  • Home foundation
  • AC condenser outside (furnace can be done in the factory)
  • Building a garage or porch
  • All utility connections such as the well or water main hookup, sewer system and drains under the home
  • Electric service and hookup, gas service and piping hookup,
  • Tree removal if needed, landscaping/lawn seeding
  • Gutters and downspouts
  • Anything else that is done on the property before or after the home is set on the foundation.

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