Buying the perfect home comes down to knowing precisely what you want and need. Modular and manufactured homes attract popularity due to their affordability, customizability, and the fact that builders can construct them off-site. Although they may share some similarities, these two housing options have a few distinct differences that you should note before making a purchase. This guide explains the key differences between manufactured and modular homes, as well as tips for selecting the right option.

What Are Manufactured Homes?

A manufactured home is a type of prefabricated house that professionals build in a factory and then transport to its final location. Constructors must build these homes by the U.S. Department of Housing and Urban Development (HUD) standards to ensure safety and durability.

Since manufactured homes are produced using a repeatable assembly line in a factory, the creation process is highly efficient, resulting in lower costs compared to site-built homes. This means that the price of a manufactured home is typically more affordable for individuals or families looking to purchase a home.

What Are Modular Homes?

Professionals also create modular homes in a factory, but they build this type of house in sections or modules, hence the name. The building company will transport each section to the site and assemble it on the foundation to complete the final property. Unlike manufactured homes, modular homes do not need to comply with federal HUD standards, and instead must comply with local and state building codes.  

One reason many people love modular homes is that they're fairly customizable. You can decide on specific features, including the materials used in construction, the finishes, and even some touches on the layout.

Other Types of Factory-Built Homes

Cross-Mod Homes

A newer style of factory-built residence called “Cross-Mod” is gaining popularity. Homebuilders begin with a traditional manufactured home built to HUD code and add modular home features such as a steeper pitched roof, loft area, or garage to attach to the manufactured home on-site. This approach is gaining popularity because it’s truly a hybrid that marries the affordability of a manufactured home with the features of a modular home.

Tiny Homes

Another type of prefabricated home that has garnered a lot of attention is what’s commonly referred to as a “tiny home.” These trendy houses started to gain traction after the housing crisis of 2008–’09. They’re typically more akin to RVs than to manufactured homes, with living spaces of between 100 and 400 square feet. Like RVs, most tiny homes are used as rentals or short-term vacation units rather than as full-time residences, although some are used as accessory dwelling units.

Key Differences Between These Options

Now that we've explained what manufactured and modular homes are, let's examine the key differences between them. After all, comparing distinctions such as construction standards, size, and price helps you weigh the pros and cons of each one.

Construction Standards  

As explained, manufactured and modular homes follow different building standards, which dictate what builders can and cannot do. HUD standards regulate the creation of manufactured homes nationwide and establish limits on their size and structure.

Additionally, modular homes must comply with local, state, and regional building codes. These codes enable greater design flexibility, allowing modular homes to incorporate features such as multistory layouts, custom architectural details, and high-end finishes, many of which are now seen in cross-mod homes. 

Portability  

Portability is where manufactured homes truly shine. Many people refer to them as "mobile homes" because they can be taken with you when you relocate. Generally, moving your home requires permits, disconnections, and other preparations to ensure a smooth relocation process. You'll also have to rent or hire a specialized truck to tow your house to the new property.

A modular home may be transported from the factory to the plot of land during construction, but once the building finishes, it remains in place.

Size  

When you look at homes, one of the biggest factors to consider is the size, especially if you live in a multi-person household. Most manufactured homes come in one of three configurations.

• Single-wide: Maximizes living space by being only one room wide
• Double-wide: Provides a more traditional layout with larger rooms and hallway spaces
• Triple-wide: Offers the most square footage and flexibility in floor plan options

Size ranges vary by manufacturer, but you’re typically looking at 600-1,300 square feet for single-wide homes, 1,000-2,500 square feet for double-wide homes, and over 2,000 square feet for triple-wide configurations.

Alternatively, modular homes break free from these size restrictions since builders create them in sections. This means that you can create ample space between each section, opt for an open concept, or make it multi-story. The size of the home mainly depends on your lot and how much money you want to spend.

Price  

Now comes the price, which directly impacts what you'll look at and what you'll rule out. Manufactured homes typically have lower initial costs than modular ones, as their construction is generally easier. Likewise, they're significantly less expensive than traditional on-site homes due to the easy building.

While modular homes can be cheaper than traditional housing, depending on the size, they're more expensive than manufactured homes. However, if you want a long-term residence in a single area, then the investment often pays off.

Foundation  

Every home sits on a level foundation to ensure its stability and longevity. While manufactured homes require a foundation, it isn't a permanent one made with concrete, as seen in traditional homes. Instead, a manufactured home can rest on piers, blocks, or even steel support frames.

Since modular homes follow the building codes of traditional housing, they are required to have a permanent foundation that meets the local and state requirements. The type of foundation varies and may even include a basement, depending on the location and plot of land.

Appliances Used

The appliances you'd buy for a modular home are generally the same as what you'd buy for a traditional property. However, manufactured homes differ slightly due to their compact size. For instance, if you purchase a manufactured home, you’ll want to buy a ducted split HVAC system; this HVAC option cools or heats your home in zones while requiring minimal space.

Pro Tip

As a mobile home supplier, Capitol Supply & Services sells various appliances and offers installation services to manufactured homeowners in Flint, MI, and the surrounding area. When you buy your HVAC system from us, we can connect the outside air conditioner to the ducts and wiring for the furnace inside the home.

Tips for Picking the Right Option

Selecting between manufactured and modular homes comes down to understanding your personal needs and goals. Here are three important aspects to consider when making your decision.

Establish Your Budget

Start with a realistic budget that covers both upfront costs and long-term expenses. Factor in the purchase price, property taxes, utilities, insurance, and ongoing maintenance costs.

Remember, manufactured homes tend to have lower upfront costs and can remain cheaper in the long term. If property taxes become expensive, you can relocate the home to a more affordable area without worrying about house shopping.

Think About Your Future Plans

Take a moment to envision where you see yourself in five, ten, or even twenty years from now. If you anticipate career changes, family growth, or any other lifestyle shifts, these should influence your decision. Manufactured homes offer the flexibility of relocating or resizing as life's circumstances change. In contrast, modular homes may be a better fit for those who plan to settle in one place and want to expand or remodel over time.

Do What Works Best for You

The perfect decision ultimately comes down to personal preference. List the ways each option could benefit your household and then compare them. Consider the costs, designs available, location options, and how each fits into your current lifestyle. Trust yourself, trust your vision, and take that next step toward finding the home that feels right for you.