How do you define "Modular Homes"? It ranges from wall sections composed of 2x framing constructed off site then shipped to the site where it is assembled then finished as if it were stick built; to where the house is assembled off site then hauled to the site and placed on some sort of foundation ready to use. There is a wide range of quality of construction with the varied methods. They are generally all "livable", but design can be limiting and the value of the structure over time can reduce substantially over time.

Modular are really just like stick built but done in a factory shipped to your site and all the modules put together.Mobile homes are not the same as modular in that they are completely done in a factory and if you want a double wide those 2 1/2 are joined on site and can be picked up and moved again and do not usually hold their value. Then there are prefab homes that have more choices as to design. We need a bit more info from you as to where you are planning this home to be situated. Different communities have different rules for these choices.

It just adds more restrictions to an already difficult design task.

Hi Mark,

I guess I was thinking about something that's mainly factory built, and then completed on-site. Maybe a happy medium between mainly factory built and completely factory built ? Not sure what that would be. Having the plumbing at least roughed in and the wiring done would save the problem of hiring subcontractors, I assume, which seems to a big problem for some of these companies in getting quality work. I have been reading reviews of some of the builders of these homes, and have not been impressed by what I've seen so far, hence my reaching out to the Houzz community for info and advice. Quality of work seems to be a major problem. Some of the manufacturers have their own employees, but I haven't been able to get a sense of how far

their work extends, whether it's just assembly or if it extends to finishing as well.

I'm not too concerned about design -- I'm not looking for anything too grand, just a pretty simple little house. The manufacturers I've looked at seem to be able to adapt their floor plans to pretty much whatever the customer wants, and I'd probably end up doing a bit of change, but nothing drastic.

@Patricia Colwell Consulting -- Thanks for your input. I'm aware that modular and mobile are different. I lived in a mobile home temporarily several years ago, and vowed to never live in one again. Though I'm told they're not like that anymore, the one I lived in was like living in a tin can, especially during a thunderstorm. Scared the bejesus out of me !! lol

I'm looking at a rural area in Anderson County in South Carolina (upstate SC). I'm stuck at the research stage, trying to educate myself about options and so forth -- this pandemic has pushed back my time-line for relocating. I'd love to travel down to look at lots and model homes, but my age and a chronic health condition makes it scary to be traveling right now.

I have not looked at prefab homes, have been concentrating on modular, so I'll look at those also. Thanks for that suggestion.

@User -- Thanks for the positive recommendation. Reviews (manufacturers/builders) that I've read so far don't seem very promising. It's good to hear from someone who actually lived in one and liked it. As I said in an earlier post, I'm not looking for anything grand, just a simple little house, well under 2000 sq ft, 2-3BD, 2BA. I've been looking at resale homes also, but in the area I want to be in, everything seems to be pretty distressed in the price range I'm looking at, so I started thinking about new construction. At least it would be modern, and I feel like I might be able to get a new home for what I would spend on purchasing and rehabbing a distressed property, and would save me the work.

I sold modular homes for 8 1/2 years. Look for a Ritz-Craft dealer near you. Their quality is impressive. They make their own cabinets in a separate factory. Soft close, full extension dove-tailed doors and drawers. 2x6 wall construction. Name brand faucets, light fixtures etc. They also let you make modifications to the floor plans-you can add depth (up to 32' deep), length, change room sizes, move room locations, etc. Take a look at their site. www.ritz-craft.com. I believe they have a factory right in North Carolina where you can tour and look at all the options in a big showroom. BTW, one of my daughter's very good friends grew up in Anderson. Her parents are still there but she's in Greenville now.

@katinparadise -- thanks for the recommendation on Ritz-Craft. I just spent some time looking over the website, and they seem to offer more choices for both interior ans exterior design/decor than any I've looked at so far, as well as a good selection of floor plans. I like that the homes are almost completely built at the factory -- I imagine this would save on hiring additional subcontractors (and worrying about the quality of their work) as well as making for a quicker finish once on the site. I want to go back and do some additional reading, but Ritz-Craft looks like they'll make the list.

I loved that little house. With a few tweaks it would have been a fabulous forever home. All the things that were "wrong" were totally my fault. Would have been the same on a stick built home too though. You don't know what you don't know.

Expenses add up quick though. Remember you have to buy the land, develop it, bring in utilities, make a driveway, there is no landscaping done, no sidewalks. Nothing.

In the end, costs here in N.Y. are similar for stick built vs modular. You save on time, which means fewer interest payments.

@User -- "You don't know what you don't know" So true. I have a suspicion that modular in SC is pretty similar to stick built also. But from what I've seen so far, land seems to be less expensive than here in the Northeast, as is real estate in general. I lived in NC for a couple of years -- about 10 years ago -- and was amazed how much cheaper rents were, and pretty much still are. You can get a decent house there for well under $200K and if you're willing to put in some money and elbow grease, you can get one for under $100K. I have a friend who bought a new construction home there several years ago, paid around $250K (4BD, 2.5BA, around 3000 sq ft). When I saw the place, I said to him "Do you realize what you would pay for this in MA ?? At least double if not more, depending on location."

Agree with live_wire_oak about perceived savings of modular vs stick built.

If I were you, I’d see if there are any local Mennonite or Amish home builders in your area. They can likely stick build you something for the same price and less time than a modular home could be delivered.

@shead -- Interesting idea. I just did a Google search and it turns out there is a Mennonite community about 35 miles from where I want to eventually be. I'll definitely keep that in mind and will do some further research on that.

@User -- To be frank, I'm not all that concerned with other people's perceptions. Never have been and never will be. We all make our own choices based on our own tastes, budgets and circumstances. It's not up to someone else to like or dislike what I have (and vice versa) -- if I'm happy with it, that's all that should matter. (Yes, I am a bit of a misanthrope.) This will be the first and only house I'll ever buy, no matter what it ends up being. As far as resale value goes, that will become someone else's headache once I'm gone..

Just make sure you pick your location and property very carefully. Plenty of homeowners deal with inconsiderate neighbors every day. When you own, being able to move away from inconsiderate neighbors isn't as easy as just not renewing the lease.

@P3smom, you're welcome. I found their quality to be outstanding. If you can find a dealer near you, they'll have contractors with whom they work who know how to set modular homes. Digging and pouring the crawl space/basement and foundation are no different than for stick built construction. The most skilled portion of the build is setting the house, raising the roof and joining the two sides. But as I said, any decent dealer has trusted crews who know what they're doing. The nice part is, once it's on the foundation and the two sides are joined together, the plumbing and electrical are all in place and only need to be hooked up to each other. There is some drywall work after the two halves are joined. I did find that modular was a bit less expensive than stick built-sometimes as much as 10-15% less. Modular is built to each state's building codes and are stamped by an engineer for your state. You can build one anywhere you build a stick built house. I also find that because they're built to be carried down the road, they are oftentimes built better than stick built. Good luck with your project!

@chispa -- You're absolutely right. I've driven down many streets in both the city and the suburbs, and there always seems to be one house that's not maintained as well as it could be -- landscaping grown wild, paint peeling -- you get the idea. I always feel bad for the neighbors who have to look at the unsightly mess day after day. I'm hoping to be in a rural area where there's some space between houses.

@katinparadise -- Thanks again. All that is very helpful. In the course of my research, I've found that some companies have their own crews, some do not, and others expect the buyer to take on the tasks that the contractor should be doing, like permits and hiring subcontractors. So I'll definitely be looking for a company that provides full service from start to finish.

Here's a local architect designed home that combines modular components with site built for a customer experience that no-one would assume is a modular home:

https://ncmhcompetitions.squarespace.com/the-blecher-residence

@just_janni -- Wow. Not exactly my style, but I like the combination of building methods. Also the fact that it's spacious while keeping a relatively small footprint, and the energy efficiency is important as well. Thanks for sending this along -- I may contact them.

Once built, a modular home looks no different from a stick built home, not sure why anyone would think it's a mobile home. From a mortgage perspective, we treat them the same as stick built once completed. Ignore the naysayers and do what you want.

My modular appraised the same as a stick built home, grew in value over time the same as a stick built home, and sold for a figure equal to a stick built home.

Sure, there may be some people who won't consider buying a modular. There are also people on these boards who say they won't buy a home with vinyl siding, a home on a busy road, a home across from a school, a home with - or without - a bedroom on the first floor, a home without a full bath on the first floor, etc..

There are a multitude of "values" that go into what a home is worth. Some of those values are objective, some of them are subjective. All I can say is that in New York (the local real estate market I am familiar with), modulars sell for roughly the same as a stick built home and they sell just as quickly when priced competitively.

@pamghatten -- In the course of my research and looking at different models and floor plans available from different manufacturers, I have seen some that do resemble mobile homes. But by and large, they look like any other home, as many have said. Personally, if I wanted a home that looked like a mobile home, I would simply by a mobile home. I'm looking for something that looks exactly like a stick-built when complete. And thanks for this -- "Ignore the naysayers and do what you want.:"

@User -- You're absolutely right. As the old saying goes: "It takes all kinds to make the world go round". And as I've already said, we all have different tastes, preferences, wants, needs, and desires. You're also right about a home's value -- many factors indeed. It is good to know, though, that modulars don't necessarily lose value over time.

@P3smom, what usually makes a modular look like a mobile home is the roof pitch and not doing anything to change the front facade. I've never had a modular home that didn't appraise out. They're built to the state building codes in which they are going, not the HUD codes like mobile homes are. A modular isn't going to depreciate unless, just like a stick built home, it's not kept up. I hope you find a floor plan that works for you and that you end up with a lovely home!

My experience validates Katinparadise's statement above, at least in my area of New York.

I've not seen modulars take hits in resale, and in fact I see them do exactly the same as a stick built home. It's all about their location, condition, amenities, etc..

My bank treats a modular on a foundation exactly the same as a stick built home. You can get construction loans for them. My assessors office values a modular exactly the same way as stick built home - your tax bill doesn't care if it's a modular or a stick built. :)

Again, sure, maybe one person won't buy a house b/c it's a modular. Lots
of people pass on lots of houses for all kinds of reasons. I think most of those people are confusing modular with manufactured/trailers.

The modular building community has a perception problem with some folks, but that has no correlation with whether their houses are any good.

@katinparadise, @patriceny -- I'm glad to hear about positive experiences with these homes. I was concerned that all would be bad. I think you're right about the perception problems, from what I've seen so far, and the confusion with manufactured/mobile homes. Maybe the industry should come up with another name for them ! lol Though the name does makes sense since that's what they are -- built in modules or sections. I saw one article that said they were shipping containers ! Now I know that people do create homes out of shipping containers, I know enough to know that modular homes are not shipping containers. I am looking at the potential cost-savings of a modular, but also like the idea that they're built inside, out of the elements, with less chance of materials being stolen and/or ruined. It's also good to know that they're financed and taxed and appraised just like any other home. Thank you both for all the information you've shared. It's been much appreciated and very helpful. Don't hesitate to share anything else that might come to mind.