Turn-Key Pricing

What is included in the Turn-Key Pricing shown on our website?

Foundation

The Turn-Key pricing shown on our website includes an estimate for a poured crawlspace foundation built on a clear lot (no trees, old foundations, or other site-specific considerations), but we can pour basement foundations as well. Please contact us for further information on this, including pricing.

Furnace & Air

The Turn-Key price displayed on our website shows estimated pricing for the furnace and air conditioning unit for the particular home you are looking at. For many of our homes, the furnace and air will be completed on site by us after the home is set on the foundation, meaning you have the option of total control over the brand and style of HVAC equipment we install for you. Other homes are priced with factory-installed furnaces, meaning the brand is already determined. In ALL cases, you will get a high efficiency (minimum 90% efficiency) furnace, and minimum 13 SEER air conditioning unit.

Private Well or City Water Hookups

The Turn-Key pricing shows an estimate for a private well, and assumes a nominal depth of around 60 feet with a standard well casing and pump size. If you have city hookups this cost may go up or down depending on the specifics of your situation (such as the cost of water tap fees from the city). Usually the cost of city hookups is fairly close to the cost of a private well. Our project manager will get details on actual city water tap costs from your local building department during the Pre-Construction phase of your project.

In-ground Septic System or City Sewer

The Turn-Key pricing shows an estimate for a septic tank and an in-ground leech field of typical size, and assumes good soil conditions. If you have city hookups this cost may go up or down depending on the specifics of your situation (such as the cost of sewer tap fees from the city), but usually the overall cost of city hookups is fairly close to the cost of a private septic system. Our project manager will get details on actual sewer tap costs from your local building department during the Pre-Construction phase of your project. If you will have a private septic system, the Pre-Construction phase is when we will order soil samples for your property, which are needed to determine the style and sizing of the system.

PVC Drain Lines Under Home

All modular homes come from the factory with the toilets, tubs, and sinks “stubbed down” below the floor, meaning we will need to bring our plumber in to connect all the drain lines together and run them to the septic tank or city hookup, whichever you have. The Turn-Key estimate includes this cost, as well as allowances for doing other miscellaneous plumbing related things, such as running the plumbing vent pipes through the roof, hooking the water lines to the freshwater supply, testing the system for leaks once it’s live, etc.

Also included in this cost is an allowance for a standard electric water heater, but we can do gas water heaters or on-demand units if you prefer. Please contact us for customized pricing.

Electric Service

The Turn-Key estimate includes an allowance for us to install a 200 AMP meterbase on the exterior of your home after it is set on the foundation, and to run the service wire from that meterbase into the home’s electric panel, which is usually located in the utility room. Once that is done, we call the power company and they will run the main power service from the street into the meterbase, thereby powering up your home. The electric service cost shown also includes allowances for us to do other miscellaneous things needed, such as running circuits for your sump pump, well, AC unit, and furnace, and installing lights in the crawlspace or basement.

Gutters, Permits, Other Misc

For simplicity, we have bundled together allowances for various other things that are usually necessary when doing a Turn-Key build, such as: construction drive & limestone top coat, gutters, building permits, landing and steps, dumpsters, utility costs from the power and gas co, etc.

NOTE: If you don’t need any of the items listed here, OR if you want or need something different, fear not! Your project costs will be custom tailored to your exact situation. The items shown in our Turn-Key estimates are simply allowances for the most common things needed when building a modular home. The cost estimates shown are based on years of experience building modular homes, and we update them periodically as the market changes, but every situation is different, so it’s best to contact us with details on your specific needs.

Site Work Management Fee

As a general contractor, we make our living by coordinating construction work for people, which is what this charge is for. The Site Work Management fee is calculated based on the actual dollar amount of site work we are coordinating for you, for your individual construction project. So, for instance, if you are only getting the home from us, and you plan on doing or coordinating your own foundation, septic, HVAC, etc, you will not have to pay a Site Work Management fee. Also, this charge is simply calculated as a flat rate percentage, so the less work we are coordinating on your project, the less this charge will be. For more details on this, please see the FAQ section at the bottom of the Home Page, or contact us directly.