What Does a Modular Home Cost in West Central Ohio?
Most of the homes we build on a customer's own land finish between $300,000 and $400,000. A typical project lands around $325,000 to $350,000.
That's the full picture, not just the house. It covers the home itself, the set, and the site work that turns a lot into a place you can move into.
Why a range and not one price
Every home we build is customized. Two families can pick the same floor plan and end up $40,000 apart. These are the things that move the number most.
Your options and finishes. Kitchens, baths, flooring and upgrades make the biggest difference. You choose what matters to you and where to save.
Your garage. A standard two-car garage is about 24 by 24. Adding a third bay or going bigger is one of the most common upgrades, and one of the largest.
Your driveway. Stone costs less up front. Concrete costs more but lasts longer and looks finished.
Drainage. Underground tile for downspouts and yard drainage protects your foundation. Some lots need more of it than others.
Water. Hooking into city water costs less than drilling a well. A well adds cost but isn't usually a deal-breaker.
Sewer or septic. This is often the biggest swing. In town, we trench and tie into the city sewer. In the country, you need a septic system, which typically runs $25,000 to $30,000.
Permits. City permitting is usually stricter and takes more back-and-forth. County permitting is often simpler, though some counties are tougher than others.
City lot or country lot?
Neither one is automatically cheaper. A city lot saves you the septic system but usually brings stricter permitting. A country lot means septic and maybe a well, but often an easier permit process. We'll walk your specific lot with you and give you real numbers before you commit.
Is modular cheaper than stick-built?
Our homes are 100% stick-built. They're just framed and finished in a climate-controlled facility instead of out in the weather, then set on your foundation. That means a tighter build, fewer weather delays, and a schedule you can plan around. Read how modular compares to on-site building.
How long does it take?
From deposit to move-in, most of our homes take about six months.
What we build
We build modular homes from four manufacturers: Heckaman, Ritz-Craft, Cavco and New Era. Each has its own floor plans and price points, so there's room for both a dream home and a smart budget. See the towns we serve.
Get a real number for your lot
The fastest way to know your cost is to tell us where you're building. Book a free consultation and we'll walk through the plan, your lot and your budget.