Many people looking to build a new home face the decision between a modular home or a stick built home. Both building methods have their own sets of pros and cons that homeowners should understand before deciding which route to take. This comprehensive guide examines the modular vs stick built home differences, costs, customization options, construction timelines, quality, energy efficiency, and other factors to consider when choosing between modular and stick built homes.

What is a Modular Home?

A modular home is a house that is constructed offsite in a factory in sections called modules. The modular sections are transported to the building site and assembled on a permanent foundation to create the home. Modular homes must meet local, state, and regional building codes where they will be located.

Modular homes offer several benefits:

Faster Construction Time

Because construction happens in a factory, modular homes can be built up to 50% faster than stick built homes. The modular sections are constructed simultaneously rather than in sequence, saving significant time once sections are delivered to the site.

Potential Cost Savings

Building indoors allows for efficient construction which can lead to 10-20% material savings. Less material waste and overhead in a factory can add up to cost savings passed onto the homeowner.

Customization Capabilities

Within certain parameters, modular homes offer flexibility in layouts, finishes, and features. Homeowners work with designers early in the process to customize options.

High Quality Controls

The controlled factory setting allows for stringent oversight and quality control inspections not possible on-site. This can result in higher quality construction.

What is a Stick Built Home?

Stick built homes are constructed entirely onsite from the ground up. All framing and building materials are delivered to the site and workers build the home section by section until completion. Stick built homes adhere to the same local, state, and regional codes as modular homes.

Benefits of stick built homes include:

Design Flexibility

Stick built offers the highest level of design flexibility. Homes can be completely customized for the building site with specialized rooms, layouts, and architectural elements.

Ability to Make Changes

Changes can be made at any point in the building process, an option not available with modular construction. Stick built provides the most flexibility during construction.

Craftsmanship

With hands-on construction from start to finish, many homeowners perceive a higher level of craftsmanship and quality in stick built homes.

Resale Value Perceptions

In some markets, stick built homes may have higher perceived resale value over modular homes. However, this varies regionally.

Modular vs Stick Built – Which Has the Better Building Method Overall?

There is no definitive answer to whether modular or stick built construction is objectively “better” overall. The optimal building method depends on the priorities and needs of each individual homeowner. Below are some key considerations when weighing modular against stick built.

Speed of Construction

If move-in readiness is a priority, modular building is faster. Modular homes can be completed in as little as half the time of stick built, meaning homeowners can move in months sooner. For projects on tight timelines, modular has a clear advantage.

Cost Differences

Due to factory efficiencies, modular often costs 10-20% less than comparable stick built homes. Those savings can add up to tens of thousands of dollars. However, modular is not cheaper across the board – location, builder relationships, and other factors impact pricing.

Customization Capabilities

Stick built offers the most flexibility for unique layouts and designs. Modular allows for personalization of floor plans, features, and finishes but within certain limitations. Homeowners get the most customization control with stick built.

Quality Perceptions

While both methods follow building codes, modular construction in a controlled factory can result in higher quality materials and workmanship. But stick built offers onsite supervision and craftsmanship. Quality depends more on the builders than the method.

Energy Efficiency

Modular homes built after 2005 are on average 8% more energy efficient than stick built homes. The controlled environment and construction techniques offer energy saving advantages.

Resale Value

Depending on geographic market, modular homes may have lower resale value due to misplaced perceptions. But well-built modular homes retain value similarly to site built homes. Location and quality are bigger factors than construction method.

Ability to Make Changes

Stick built homes offer the most flexibility for owners to alter plans during construction. With modular, home design is largely complete before assembly, limiting opportunity for changes.

Key Differences Between Modular and Stick Built Homes

Below is a summary of the major differences between modular and stick built homes:

Modular Home Costs

Modular homes often cost between 10-20% less compared to similar sized stick built homes. There are several factors that contribute to the potential cost savings:

• Factory efficiency – Materials are delivered and stored onsite leading to more waste. Construction moves smoothly from one trade to the next in a modular factory.
• Volume pricing – Modular builders may get discounts from bulk purchases of construction materials. These savings get passed onto the homeowner.
• Overhead expenses – Factories have lower overhead costs than managing a different worksite for every build.
• Labor costs – Highly skilled crews specialize in specific aspects of construction, allowing them to work efficiently.
• Shorter timelines – With faster construction, there are cost savings by finishing the home months sooner.

However, modular is not the cheaper option every time. Factors like location, property specifics, builder relationships, tariffs, and model availability impact pricing. The most accurate way to compare price is to get quotes for both methods from builders in your area.

What is Included in Modular Home Prices?

Modular home prices typically include the fully constructed modules delivered to the site and installed on the foundation. Here are costs that are usually included:

• Design fees and blueprints
• Factory construction of modules
• Kitchen and bathroom cabinets and fixtures
• Flooring
• Interior and exterior lighting and electrical
• HVAC and plumbing systems
• Exterior siding, windows and roofing
• Delivery of modules to site
• Crane costs for installation
• Completion of modular home on foundation

Costs that may NOT be included:

• Foundation and basement
• Site preparation and landscaping
• Utility connections
• Porches and decks
• Any custom stick built additions

Always clarify what is and is not included with modular pricing for accurate budgeting. Unforeseen costs can add up.

Factors That Impact Modular Home Prices

Modular home prices can range dramatically based on:

• House size – Larger homes require more modules and materials driving up costs.
• Customization – Upgraded finishes and features increase prices faster than standard options.
• Regional labor and material costs – Factories in high cost areas leads to higher pricing.
• Tariffs – Import taxes on materials from certain countries get passed onto buyers.
• Transport – Longer travel distance to the site can increase costs but not always.
• Difficult site access – Challenging terrain or delivery access may add expenses.
• Foundation – Modular works best on a simple crawlspace or basement. Unique foundations cost more.
• Demand – In times of high demand, modular prices may be higher.

Although modular costs less on average, the savings depend on these factors. Get multiple modular bids for an accurate price range.

Stick Built Home Price Factors

Prices for stick built homes also vary based on:

• House size and bedrooms – Larger square footage and more rooms increase costs.
• Customization – Upgraded finishes and high-end materials raise prices.
• Labor costs – Higher wages for tradespeople in some regions push prices up.
• Material availability and cost – Supply issues and inflation can drive up material expenses.
• Permits/approvals – Complex approval requirements can add time and costs.
• Foundation – Unique foundation needs may increase budget.
• Site conditions – Challenging terrain or access adds expenses.
• Contingencies – Change orders or unexpected issues during building increase costs.

To accurately estimate your stick built price, get quotes from reputable local builders. Expect prices to rise the more you customize the home’s design and features.

Modular vs Stick Built: Which Costs More?

Due to construction efficiencies, modular homes typically cost 10-20% less than stick built homes. However, pricing depends on many factors:

• Location
• Degree of customization
• Quality of finishes
• House size
• Foundation needs
• Builder relationships and experience

Ideally, compare both modular and stick built quotes from builders in your area. Be sure the home designs, square footage, and included features are equivalent. This provides the best cost comparison between methods.

The overall quality of construction has a greater impact on long-term costs than just the building method. Investing in a well-built, energy efficient home will save money for years to come.

How Much Does a Modular Home Cost Per Square Foot?

Nationwide, average modular home construction costs range from $90-$180 per square foot. However, per square foot pricing depends heavily on your region.

Here are sample per square foot modular costs in different parts of the country:

• $100-$130 per sq. ft. in Texas
• $160-$220 per sq. ft. in California
• $90-$140 per sq. ft. in Florida
• $80-$120 per sq. ft. in Michigan
• $140-$180 per sq. ft. in New England

To get an accurate estimate for your area, get bids from multiple modular home builders. Be sure to compare the quality of construction between companies – less expensive does not always mean better value.

Modular vs Stick Built Resale Value

One common modular myth is that they have lower resale value than stick built homes. But the impacts on home valuation are complex:

• Age, quality and maintenance – Older, poor quality modular homes may be worth less regardless of construction method. Well-built, updated modular homes retain value more similarly to stick built homes.
• Perceived value – In some markets, buyers perceive stick built homes as higher quality. But perceptions don’t always match reality. Smart buyers look at the home details rather than make assumptions.
• Customization – Heavily customized stick built homes may have higher marketability than more standard modular designs. But custom modular options are available.
• Location trends – Modular construction is more common and accepted in some regions, minimizing resale differences. In other areas, modular still carries stigma affecting value.
• Economy – In recessions modular may lose value faster if perceived as lower quality. But in hot markets there is less impact.

If resale value is your priority, modular construction may not be the optimal choice in markets that favor stick built homes. But quality construction, updates, and smart buying choices make construction method less impactful on valuation.

Modular Construction Timeline

One of the biggest advantages of modular construction is faster completion. While stick built homes take 6-12 months on average, modular homes can be finished in as little as half that time.

Here is a sample modular home construction timeline:

• Design and customization – 2-8 weeks
• Permits and foundation – 4-8 weeks (concurrent with factory)
• Module construction – 8-14 weeks
• Module transport and site prep – 1-2 weeks
• Module assembly – 1-5 days
• Interior finish – 4-8 weeks

After purchasing land, modular homeowners can move in within 4-6 months generally. Factors like permitting, weather delays, and contractor scheduling can all impact timelines.

Still, modular construction saves months versus traditional building. Faster occupancy can make modular the obvious choice for many owners.

Stick Built Construction Timelines

For stick built homes, builders estimate completion timelines between 6-12 months typically. Construction involves sequential building, beginning with site prep and excavation, then foundation, framing, roofing, utilities, insulation, and finally interior finish.

Sample stick built home timeline:

• Design and approvals – 1-3 months
• Site prep and foundation – 1-3 months
• Framing and roofing – 2-4 months
• Utilities, insulation, drywall – 1-3 months
• Exterior finish – 1-2 months
• Interior finish – 1-3 months

The major difference from modular is the sequential nature. Each phase must be fully complete before the next can begin, which adds several months to the schedule. Changes and weather delays further extend timelines.

For homeowners needing a new house built fast, stick built rarely competes with the speed of modular construction. But for projects with more flexibility, stick built timelines remain reliable.

Making a Faster Construction Timeline

Homeowners have a few options to expedite construction timelines with both methods:

Modular Acceleration

• Start design/customization sooner
• Get permits submitted immediately
• Begin foundation as modules are built
• Opt for crawlspace vs. basement foundation
• Limit custom finishes/changes
• Use homebuilder’s preferred contractors

Stick Built Acceleration

• Finalize designs and get approvals quickly
• Allow builder to pull permits promptly
• Make product/finish selections early
• Avoid extensive foundation work
• Stick to standard building plan with minimal changes
• Bundle trades contracts under builder for efficiency

Rushing construction timelines can lead to problems, however. It’s best to get accurate projections from the start rather than force accelerated schedules that builders warn against.

Modular vs Stick Built: Which Has Better Quality?

There is debate around whether stick built or modular offers better home quality. Much depends on the builders themselves, but there are pros and cons to each method.

Modular Home Quality

PROS:

• Controlled factory conditions
• Strict quality oversight procedures
• Specialized crews improving efficiency
• Potential material waste reduction
• Precise computer-aided equipment
• Away from weather factors

CONS:

• Assembly-line perception
• Less hands-on supervision during building
• Limited ability to modify during construction
• Transported miles before assembly

Stick Built Home Quality

PROS:

• highly customized construction
• Ability to identify/modify issues during build
• Close supervision of trades crews
• Perceived higher quality craftsmanship

CONS:

• Exposure to weather elements during build
• Multiple crews interacting leads to issues
• Material delivery and storage problems
• Greater material waste

There are high quality builders in both modular and stick built construction. Do thorough research and get homebuyer referrals – a diligent builder is more indicative of quality than method alone.

Are Modular Homes Energy Efficient?

Modular homes built after 2005 are on average 8% more energy efficient than stick built homes, according to the National Association of Home Builders. There are several reasons for the improved efficiency:

• Tight construction – The factory setting allows for precise sealing against air leaks. Modules have between 30-60% less air infiltration than site-built homes.
• Materials – Manufacturers use advanced framing techniques and sustainable materials to enhance efficiency.
• Insulation – Modular sections are fully insulated at the factory using spray foams that fill cracks and gaps.
• Equipment – ENERGY STAR rated HVAC systems, water heaters, and appliances are common in new modular homes.
• Testing – Modules are tested for leaks and sealing. Any issues can be addressed at the factory.
• Latest codes – Modular homes must meet the most recent regional codes, which include stricter energy standards.

Homeowners prioritizing energy efficiency gain an edge with factory built modular construction. Lower utility bills plus greener living makes modular a winner for many buyers.

How Much More Energy Efficient is Modular?

Modular homes exceed stick built in efficiency by around 8% on average as per the NAHB. This equates to energy savings of:

• 10-25% on cooling and heating
• 8-10% on lighting and appliances
• 30-60% less air leakage

Based on Department of Energy data, that 8% translates into homeowners saving:

• $358 per year for a 2,400 sq ft home
• $476 per year for a 3,000 sq ft home
• $595 per year for a 3,600 sq ft home

Over 30 years, total energy savings range from $10,740 to $17,850 depending on home size. Energy efficient modular homes save buyers money monthly and long-term.

Conclusion

Weighing modular against stick built requires careful consideration of the pros, cons, costs, timelines, quality, customization, efficiencies and other factors for each method. Homeowners wanting speed and energy savings may find modular the better fit, while buyers wanting total design flexibility could prefer stick built. Understanding priorities like budget and lifestyle needs helps determine which building method achieves your dream home vision. But there is no definitively superior method – the right construction style comes down to individual homeowners’ needs and preferences for their home.

Frequently Asked Questions

Q: Are modular homes cheaper to insure?

A: Modular homes often have slightly lower insurance premiums thanks to their enhanced quality controls and resistance to risks like weather or theft during construction. But many factors impact rates including location, materials, and owner profile. The overall difference in modular insurance costs is generally minor.

Q: Can you add onto a modular home?

A: Yes, modular homes can be expanded by adding conventionally stick built additions. Some builders offer modular add-on units but stick built provides the most seamless expansion capabilities. Modular floor plans should account for potential future additions.

Q: How long do modular homes last?

A: When properly maintained, modular homes have a similar lifetime to stick built homes of 60-100 years. Their durability comes from meeting the same codes and using quality materials. Modular suspicious of shorter lifespans stem from outdated prefabricated homes, not modern offsite construction.

Q: Can you get a modular home custom designed?

A: Modular builders offer custom design services to tailor homes to buyer preferences. However, customization is more limited than stick built. Structural changes may not be possible but layouts, finishes, features can be customized within factory capabilities. The earlier designers get involved, the more flexibility homeowners get.

Q: Do modular homes qualify for financing?

A: Modular homes qualify for the same financing options as traditional site built homes, including mortgages, construction loans, and VA/FHA programs. Lenders evaluate modular homes on their quality rather than construction method. Good credit and finances still apply for approval.