Building a Modular Home on Your Own Land
If you already own land, you're one big step ahead. We help you turn a lot or a few acres into a finished home, usually in about six months from deposit to move-in.
How it works
1. Free consultation. Tell us where your land is, what you want to build and your budget.
2. Look at the lot. We check what your land needs: water, sewer or septic, driveway, drainage and permits.
3. Pick your plan. Choose a floor plan from Heckaman, Ritz-Craft, Cavco or New Era, then make it yours with options and finishes.
4. Lock in your price. You get a full price for the home and the site work before you commit.
5. Financing. Line up your construction loan. We can point you to local lenders who know modular.
6. Permits and site prep. We handle the permit process and get the site ready for the foundation.
7. Build and set. Your home is built indoors, delivered and set on your foundation.
8. Finish and move in. We complete the hookups and final details, and you get the keys.
What your land affects
Water. If city water is available, hooking in is the simpler, lower-cost route. On a rural lot, you may need a well.
Sewer or septic. In town, we tie into the city sewer. In the country, you'll need a septic system, which typically runs $25,000 to $30,000. This is often the biggest difference between two lots.
Permits. Every city and county has its own rules. City permitting tends to be stricter. We've worked through both and know what to expect.
Driveway and drainage. Stone or concrete, plus underground tile to move water away from your foundation, depending on the lot.
What it costs
Most finished homes on a customer's own land run $300,000 to $400,000, with a typical project around $325,000 to $350,000. Every lot is different, so we'll give you a full price for the home and the site work before you commit. See everything that moves the price.
Financing your build
Building on your own land usually means a construction loan rather than a regular mortgage. Talk to a local lender early so you know your monthly payment before you pick finishes.
Where we build
We build across Lima, Ottawa and Putnam County, the Indian Lake area, Delphos, Van Wert, St. Marys and nearby towns. See modular homes in Lima and nearby towns or our full service area.
Don't own land yet?
We can still help. Tell us the area you're looking at and we'll talk through what to look for in a lot before you buy.