How to Build a Modular Home for $215K

Have you dreamed of owning your own home? Do you worry that you will never be able to afford your dream? You might be surprised to learn that it’s entirely possible to build a modular home for $215K and not sacrifice the upgrades that you want.

Let’s take a look at the numbers.

What Is the Average Cost of a Modular Home?

The building process starts with the lot and the floorplan. There are many modular floor plans to choose from, but let’s take a look at the Barton Ranch Modular Home (click to see pictures). This particular model has three bedrooms and 1,280 sq ft of living space. The estimated cost of building the Barton Ranch is right at $117,307.

Please note that the base price of the home includes sales tax, delivery to your location, setting and fastening to your foundation, up to $3,000 in crane fees, and the interior and exterior finish work after the home is set (basement steps or exterior porches/decks/steps not included).

Adding on the Extras

At this point, you have about $97,000 to invest in “extras.” Do you want a basement? Garage? Will you want to invest in upgraded appliances? Consider which items can’t be added later and decide if they are important to you. For instance, it’s not really possible to go back later and add a basement. 

Here’s an artists rendition of what this ranch home could look like if you added a porch & garage (not priced below)

Here’s the estimated total price of your new modular home, not including the porch and garage (prices accurate as of Fall 2022):


Ranch Home 1,280 sq. ft. $117,307 

Includes: Home price, standard finishes, home delivery and setting, crane fees, and complete interior/exterior finish. See our FAQ section on the home page for more info.

Foundation: Poured Basement $29,356

Includes 8’ poured basement walls, poured floor, interior wall foam board insulation and a set of straight run basement stairs.

HVAC $10,200

Includes furnace, air conditioning, forced air and return lines, and gas lines.

Private Well $5,200

Includes drilling, bladder tank, and hook up to the home.

Standard In-Ground Septic System $7,800

Includes 1,000 gallon tank, leach field.

PVC Drains under home + Misc Plumbing $4,800

Includes running PVC drains under home and out to septic tank, hooking to well bladder tank.

Electrical Service $5,400

Includes installing the meter base on the home and running service lines into the home panel. (Utility hookup charges not factored in)

Miscellaneous $18,000

Includes items such as gutters, permits, gravel driveway, steps, misc. concrete, dumpsters, and our General Contractor fee.

Home Delivery and Setting $10,000

Includes Safe delivery to your lot, all-terrain crane to lift home, and professional setting.

Interior/Exterior Finish $4,700

Includes interior/exterior finish work.

Total Price for This Modular Home — $212,763 

modular home for under $150K

Choosing Options and Upgrades

Once your home is built, you can add upgrades as your budget allows or you may find that with a bit of sweat equity, you can save even more money.

  • Rather than using oak, purchase pine trim and either stain or paint it, or upgrade to factory painted pine trim. You will end up with the same finished look for a much more affordable cost.
  • Install laminate flooring instead of hardwood floors. Laminate flooring costs less and is particularly suitable for homes with small children and pets.
  • Finish the basement yourself. You may not be able to pour a basement after the fact, but there is no need to finish it out until you are ready.

Adding onto Your Modular Home

One of the beautiful things about building a modular home is how easy it is to add onto it later. There are few things to consider but a modular home addition is an excellent way to expand your $215K home.

  • Will zoning regulations allow you to do so?
  • Are you bound by HOA regulations?
  • Is there enough room for a crane to set your addition in place?
  • Will the building site need to be excavated before an addition can be placed?

You will want to ask these questions before you build so that there aren’t any surprises later.  You will also want to spend time with your modular home builder to discuss style choices. He can help you find an addition that works well with your existing floor plan. The design should match the architecture so that it’s not obvious that the addition was added after the home was built.

Making Your Dream Home a Reality

Now that you know you can build a modular home for under $215K, you should speak with your local contractor and ask for a quote. Keep in mind that not all builders are the same and the least expensive option is not always the best. Check references and ask for recommendations. Find a reputable modular home company with the capability to build in your area. Having the builder close at hand often means a more personal approach. They can also help with local zoning restrictions and building permits.


For anyone wanting more information on modular home additions in Northern Indiana and Southern Michigan, call Next Modular. We offer beautiful, fully customizable modular homes at an affordable cost. We are a full-service modular home builder, meaning we take care of everything from foundations to garages, and everything in between.

Browse all of our Modular Home Floorplans
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