Modular ADU / Backyard Home — Prices, Sizes and Delivery
6 configurations priced new, used and monthly. Delivered and set nationwide in a 30 to 90 day production window.
Modular ADU / Backyard Home — price matrix
New, used and monthly rental across every configuration we build. Researched market estimates, July 2026.
| 385 sqft studionew · used · monthly | $232,000— used · — |
| 500 sqft 1 bed / 1 bathnew · used · monthly | $253,000— used · — |
| 625 sqft 2 bed / 1 bathnew · used · monthly | $278,000— used · — |
| 800 sqft 2 bed / 2 bathnew · used · monthly | $312,000— used · — |
| 1,070 sqft 3 bed / 2 bathnew · used · monthly | $352,000— used · — |
| 1,195 sqft 3 bed / 3 bathnew · used · monthly | $374,000— used · — |
Estimates for budgeting. Final pricing depends on configuration, finish level, site conditions and freight distance.
Modular ADU / Backyard Home — what you are buying
The modular adu / backyard home is one of the most requested configurations we quote, and it is also one of the most inconsistently priced across the industry. Suppliers publish a per-square-foot figure, leave out foundation, freight, crane and permitting, and the number a buyer eventually pays lands well above what they planned around. We publish the unit price and the site costs separately so the comparison is honest.
| Typical cost per square foot (new) | $325 |
| Premium specification per square foot | $395 |
| Configurations priced | 6 |
| Price range (new) | $232,000 – $374,000 |
| Production window | 30–90 days, queue dependent |
| On-site set | 2–8 hours typical per unit |
| Delivery | All 50 states · $7 per loaded mile |
New versus used versus rental
New units carry full warranty, current code compliance and the finish level you specify. Used and refurbished inventory typically runs forty to sixty percent below new, with the trade-off being available configurations rather than condition — a refurbished unit is stripped, inspected, repaired and re-finished, but you take the floor plan that exists. Rental makes sense under roughly eighteen months of use; past that point, cumulative rent generally exceeds purchase price and you own nothing at the end. Run the arithmetic on your actual duration before defaulting to rental because the monthly number feels smaller.
What actually drives the price
Size is the obvious variable, but it is rarely the one that moves a quote the most. Finish level, mechanical capacity, code requirements in your jurisdiction, and site conditions all shift the total more than a few extra square feet. A unit destined for a high-wind coastal county needs impact-rated openings and engineered tie-downs. A unit for a site with no municipal sewer needs a septic system. Neither of those is visible in a per-square-foot figure, which is exactly why we break them out.
Lead time and why it is a range
We quote 30 to 90 days as a production window rather than a delivery date, and the reason is supply and demand. Factory queue depth changes weekly. Material lead times on steel, windows and finish goods have tightened this year and seasonal demand compresses the calendar heading into spring. A slot confirmed today holds at the window we quote. A slot considered for six weeks usually reprices, because the block it was going into has filled.
Every configuration priced
385 sqft studio
At 385 sqft studio, expect roughly $232,000 new. This is one of the more common configurations we ship and inventory moves quickly on it.
500 sqft 1 bed / 1 bath
At 500 sqft 1 bed / 1 bath, expect roughly $253,000 new. Availability on this size varies with the production block, so confirm before planning around it.
625 sqft 2 bed / 1 bath
At 625 sqft 2 bed / 1 bath, expect roughly $278,000 new. Buyers often size up from here once they see the marginal cost per additional square foot.
800 sqft 2 bed / 2 bath
At 800 sqft 2 bed / 2 bath, expect roughly $312,000 new. Buyers often size up from here once they see the marginal cost per additional square foot.
1,070 sqft 3 bed / 2 bath
At 1,070 sqft 3 bed / 2 bath, expect roughly $352,000 new. This configuration balances usable space against freight cost well, which is why it is frequently specified.
1,195 sqft 3 bed / 3 bath
At 1,195 sqft 3 bed / 3 bath, expect roughly $374,000 new. Buyers often size up from here once they see the marginal cost per additional square foot.
Why buy from us
Waste that does not become your problem
A production line orders in bulk, cuts to optimized lengths, and recycles offcuts across dozens of units. Site-built framing typically sends fifteen to twenty percent of delivered material to a dumpster you paid to rent and paid again to haul. Lower waste is part of why the per-square-foot number comes in lower, and it is the part nobody puts in the brochure.
Labor you do not have to chase
The trade shortage is the single biggest schedule risk in construction right now. Factory production concentrates skilled labor in one facility where crews repeat the same operations daily instead of assembling a new subcontractor roster for every project. You are not waiting three weeks for an electrician to have an opening.
Engineering that survives transport
A module has to be structurally sound enough to be lifted by crane, hauled at highway speed, and set without racking. That requirement forces heavier framing, more fasteners and engineered connections than code minimum for a comparable site-built structure. The transport requirement quietly produces a stronger building — which is exactly why factory-built performs well under high wind loads.
Cost certainty instead of change orders
The reason site-built budgets drift is that the price is discovered as the work proceeds. Factory pricing is set when the design is locked, because the production cost of a known module is known. The variable that remains is site work — foundation, utilities, access — which is why we quote that separately and in the open instead of burying it.
Modular ADU / Backyard Home questions
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