Modular vs manufactured homes is the first thing most buyers ask us about when they shop for a factory-built house. Both start in a factory, so people mix up the terms. But they follow different building codes and sit on different foundations. Lenders and towns also handle them differently. So it pays to know which one you’re looking at before you settle on one of our floor plans.
Every home at Green Hills Manor is a modular home, and we build them with Westchester Modular Homes. Here’s how that differs from a manufactured home, and what it means for you as a buyer near Syracuse.
Modular vs Manufactured Homes in Plain Terms
A factory builds a modular home in sections. Then a crew sets those sections on a permanent foundation. The house has to meet the same state and local building codes as a home built on site. In New York, that means the state’s residential building code.
A factory also builds a manufactured home. However, it follows a federal standard instead of state code. The U.S. Department of Housing and Urban Development sets that standard, so most people call it the HUD code. The home rides on a permanent steel chassis so it can move. Also, it often sits on piers rather than a full foundation.
So a modular home is simply a house that happens to go together indoors. A manufactured home is a different kind of housing with its own rules.
How Each Home Gets Built
The factory builds modular homes as boxes, or modules, inside a climate-controlled plant. Because the work happens indoors, rain and snow never touch the framing or materials. Next, a truck hauls each module to your homesite. Then a crane sets the modules on the foundation. After that, a local crew joins them, hooks up utilities and finishes the interior.
A manufactured home usually leaves the factory almost finished. It travels on its own steel frame and wheels, so it needs far less work on site. That speed can lower the price. On the other hand, it also limits your design choices and how the home connects to the ground.
Foundations and Basements
You’ll see this difference right away on a tour. We set every home at Green Hills Manor on a concrete block foundation with a basement, just like a traditional stick-built house. As a result, you get extra storage and a spot for mechanical systems. You also get room to finish more space later if you need it.
Manufactured homes, by contrast, often rest on piers or a slab with skirting around the base. Some can go on a permanent foundation. Even then, the chassis stays part of the home.
Design Choices and Floor Plans
Modular homes follow the same codes as site-built homes, so they can look like any other house on the street. You can choose a ranch, a craftsman or a two-story design. For example, the Saranac, Monroe and Greenfield are ranch homes with covered porches and attached garages. Compare them on our modular home floor plans page. You can also bring your own plan.
Manufactured homes come in single-wide and multi-section layouts. Still, you’ll usually find fewer choices in rooflines, ceiling heights and exterior styles.
Financing, Taxes and Resale
In general, a modular home on a permanent foundation counts as real property. That means you’d typically use a conventional mortgage. Also, appraisers and the town look at it much like a site-built house for value and taxes.
Some manufactured home buyers do get a mortgage. Even so, many use personal property loans, especially when the home sits on leased land. Those loans can carry different terms and rates. Because every situation varies, talk with your lender about your specific home and lot.
Energy Efficiency in Central New York
Winter here runs long and cold, so how a home holds heat matters. Modular homes meet the current state energy code. Plus, the factory setting makes it easier to install insulation and seal the house tight. For more, read how energy efficient modular homes handle Central New York winters.
How Long It Takes
At Green Hills Manor, most homes between about 900 and 1,800 square feet take four to six months from contract to move-in. First, you put a deposit on your lot. Then you pick your home style and sign a construction contract. After that, the factory builds your modules while our crew prepares the foundation on site.
Which Is Right for You?
Choosing between modular vs manufactured homes comes down to what you want from the house. Do you want a permanent home on a full foundation? If you also want a basement, conventional financing and the look of a traditional house, a modular home is likely the better fit. But if the lowest upfront cost matters most, a manufactured home may be worth a look. Just expect fewer design options.
Still weighing modular vs manufactured homes? Our modular homes FAQ and our guide to buying a modular home answer the questions we hear most.
See a Modular Home in Person
The easiest way to see the difference is to walk through one yourself. Come visit our modular home community at 200 Derek Avenue near Syracuse.
Schedule a tour or call us at (315) 637-7777. We’ll show you the homes, the homesites and how we build.
About Green Hills Manor
Green Hills Manor is a new modular home community in the Town of Onondaga, a short drive from downtown Syracuse. We build our homes with Westchester Modular Homes, a manufacturer with more than forty years of experience. Local builder Mike Decker leads the community. Buyers can pick one of our featured floor plans or bring their own.