Modular Construction Cost Calculator: Estimate the Factory-to-Set Cost Per Square Foot (2026)
A modular construction cost calculator estimates the factory-to-set stack from square footage, building type, finish, system, haul distance, and site access. The result includes the modules, trucks, crane, set/stitch, roof, siding, in-module and inter-module MEP, and sprinkler when required. It excludes foundations, site work, architect, engineer, and the site general contractor.
This calculator prices the modules, the trucks, the crane, the set, the stitch, the roof, the siding, the MEP, and the sprinkler, and nothing else.
FL · 2,000 sf (185.8 m²) · Volumetric · rate book 2026.08
Point estimate: $387,064 · $174.18/sf-$212.88/sf · Point $193.53/sf
$348,357-$425,770
$193.53/sf
$519,341-$634,750
$288.52/sf
Site-built analog for comparison only. It is not a quote and is not added into the included modular stack.
Modular schedule
- Factory 8-14 weeks
- Haul 1-2 days
- Set/stitch 3 days
- On-site modular window ~2 weeks
Stick-built schedule
- Total on-site 20-36 weeks
- Sequential site-built span (always longer than the modular on-site window)
Modular factory production can overlap site and foundation work. Foundations are still excluded from this cost. Foundations and site must already be ready and are not in this estimate.
| Line | Amount | $/sf | % of stack |
|---|---|---|---|
| Modular manufacturing | $200,000 | $100.00/sf | 56.8% |
| Transport * | $100 | $0.05/sf | 0.0% |
| * Shipping is modeled as 0.05% of factory cost. Actual distance and module count will affect the cost. | |||
| Crane | $8,500 | $4.25/sf | 2.4% |
| Set and stitch | $36,720 | $18.36/sf | 10.4% |
| Roof | $26,000 | $13.00/sf | 7.4% |
| Siding / exterior close-up | $24,276 | $12.14/sf | 6.9% |
| MEP | $56,280 | $28.14/sf | 16.0% |
| Fire sprinkler (Not triggered) | $0 | $0.00/sf | 0.0% |
| Pre-contingency subtotal | $351,876 | $175.94/sf | 100.0% |
| Contingency (10%) | $35,188 | $17.59/sf | n/a |
| Point estimate: included modular stack (2026) | $387,064 | $193.53/sf | n/a |
Stack mix
Horizontal bars use the same CalculatorResult line amounts as the table. Text alternative: Modular manufacturing $200,000; Transport $100; Crane $8,500; Set and stitch $36,720; Roof $26,000; Siding / exterior close-up $24,276; MEP $56,280; Fire sprinkler (Not triggered) $0.
Factory versus field
Factory 69% · Field 31% of the pre-contingency stack. Explanatory split, not a second cost calculation. Volumetric planning target ~60/40; panelized ~40/60.
CCI 102 (state) is a planning allowance, not RSMeans. Scope version modular-stack-v1.
Scope fence
This is the modular stack only. Foundations, podiums, civil/site work, utility laterals, design fees, site general conditions, GC overhead/profit, land, financing, and owner costs are not included.
Included
- Modular manufacturing: module/panel structure, plant labor and overhead, insulation, selected interior finish allowance, windows/doors incorporated in the assembly, and plant QA.
- Transport: shipping modeled as 0.05% of factory cost. Actual distance and module count will affect the cost.
- Crane: crane, operator, standard pick cycle, and standard mats on a prepared crane area.
- Set and stitch: placement, fastening, marriage-line weather seal, interior joint close-up, and crossover connections.
- Roof: completion of the roof system associated with the modular assembly.
- Siding: exterior close-up and selected cladding allowance.
- MEP: in-module systems and inter-module tie-ins.
- Sprinkler: when triggered by occupancy rules or override.
- User-selected contingency on the included stack.
Excluded
- Architect: programming, design, CDs, permitting support, and CA.
- Engineer: structural, civil, geotechnical, MEP, and fire-protection engineering.
- Site GC: general conditions, site supervision, GC overhead, and profit outside the set crew.
- Site work: clearing, grading, roads, utilities, stormwater, landscaping, and crane-pad construction.
- Foundations: footings, slabs, crawlspaces, basements, podiums, and ground systems billed as foundation.
- Land, entitlements, impact/tap fees, demolition, hazardous-material remediation, FF&E, financing, insurance, builder’s risk, warranty reserve, and non-module garages/decks/porches.
How it works
Parametric estimating calculates a planning allowance from a limited set of high-level project characteristics rather than a full quantity takeoff. For modular delivery, the key parameters are factory rate, system type, module count, haul distance, crane productivity, marriage-line labor, envelope close-up, MEP allocation, and regional field cost.
The engine is formula MOD-CALC-1: eight independent lines (factory, transport, crane, set/stitch, roof, siding, MEP, sprinkler) sum to a pre-contingency subtotal. Contingency is applied once. The displayed range is the point estimate × 0.90 and × 1.10. That product band is not a way to hide excluded costs. Factory manufacturing is reduced 20% after the rate matrix. Live shipping is 0.05% of that reduced factory line.
Show the math (MOD-CALC-1 with substituted values)
Formula MOD-CALC-1 prices eight independent lines, then applies contingency once. Currency is rounded only for display; the engine retains cents.
preContingency = Factory + Transport + Crane + SetStitch + Roof + Siding + MEP + Sprinkler = $200,000.00 + $100.00 + $8,500.00 + $36,720.00 + $26,000.00 + $24,276.00 + $56,280.00 + $0.00 = $351,876.00 contingency = preContingency × 10/100 = $35,187.60 includedTotal = $387,063.60 low / high = includedTotal × 0.90 / × 1.10 = $348,357.24 / $425,769.96 stick comparison (not in includedTotal) = $577,045.04 pointPsf = includedTotal ÷ 2000 sf = $193.53/sfModular manufacturing areaSf × factoryPsf × system × structure × floor × region × locale × complexity × sustainability × factoryCostReduction rate factoryPsf.Single-family.Standard base 125 × areaSf=2000 × systemFactory=1 × structureFactory=1 × factoryFloorFactor=1 × factoryRegionIndex=1 × localeFactory=1 × complexity=1 × sustainabilityFactory=1 × factoryCostReduction=0.8 = $200,000.00 Transport factory × transportPctOfFactory rate transportPctOfFactory base 200000 × transportPctOfFactory=0.0005 = $100.00 Crane max(1, craneDays) × craneDayRate × terrainCrane rate craneDayRate.small base 8500 × craneDays=1 × terrainCrane=1 = $8,500.00 Set and stitch areaSf × setStitchPsf × access × terrain × season × CCI/100 × floor × complexity rate setStitchPsf.Volumetric base 18 × areaSf=2000 × accessField=1 × terrainField=1 × seasonField=1 × jobsiteCci/100=1.02 × fieldFloorFactor=1 × complexity=1 = $36,720.00 Roof areaSf × roofPsf × roofSystem × roofFinish × complexity × sustainabilityEnvelope rate roofPsf.Gable base 13 × areaSf=2000 × roofSystem=1 × roofFinish=1 × complexity=1 × sustainabilityEnvelope=1 = $26,000.00 Siding / exterior close-up areaSf × sidingPsf × sidingSystem × envelopeQuality × CCI/100 × complexity × sustainabilityEnvelope rate sidingPsf.Cement board base 14 × areaSf=2000 × sidingSystem=0.85 × envelopeQuality=1 × jobsiteCci/100=1.02 × complexity=1 × sustainabilityEnvelope=1 = $24,276.00 MEP mepRaw×(1−fieldShare) + mepRaw×fieldShare×CCI/100; mepRaw = areaSf × mepPsf × structure × quality × system × complexity rate mepPsf.Single-family.Split base 28 × areaSf=2000 × structureMep=1 × mepQuality=1 × mepSystem=1 × complexity=1 × fieldShare=0.25 × jobsiteCci/100=1.02 = $56,280.00 Fire sprinkler not triggered rate sprinkler.notTriggered base 0 = $0.00
Worked example: 2,000 sf standard volumetric home
Scenario: 2,000 sf Standard single-family; volumetric; wood frame; one story; suburban; flat terrain; good access; gable roof; cement board; split HVAC; 250-mile haul; jobsite CCI 102 (Florida planning allowance); Q2 set; 10% contingency; sprinkler off; factory-region index 1.00 (National).
| Line | Amount | Trace |
|---|---|---|
| Modular manufacturing | $200,000 | 2,000 × 125 × 0.80 factoryCostReduction |
| Transport | $100 | 200,000 × 0.0005 (0.05% of reduced factory) |
| Crane | $8,500 | 1 × 8,500 |
| Set and stitch | $36,720 | 2,000 × 18 × 1.02 |
| Roof | $26,000 | 2,000 × 13 |
| Siding / exterior close-up | $24,276 | 2,000 × 14 × 0.85 × 1.02 |
| MEP | $56,280 | 56,000 × 0.75 + 56,000 × 0.25 × 1.02 |
| Fire sprinkler (Not triggered) | $0 | Auto off for 1-story Economy/Standard single-family |
| Pre-contingency | $351,876 | |
| Contingency (10%) | $35,187.60 | |
| Point estimate: included modular stack (2026) | $387,063.60 | Low/high $348,357.24 / $425,769.96 (−10% / +10%) |
Live calculator on this page uses the same engine. If you have not changed inputs, the result band should match this fixture within display rounding.
Volumetric versus panelized
Volumetric construction ships three-dimensional building sections with a larger share of work completed in the plant. Panelization ships two-dimensional wall, floor, or roof assemblies, moving more labor into field assembly and close-up. Switching systems should usually change the cost mix more than the total. If the total moves dramatically, review the rate configuration and project assumptions.
Permanent modular construction commonly uses factory-built three-dimensional sections; industry descriptions often place modules at 60-90% complete when delivered. This tool does not imply that panelization and volumetric construction have identical factory/field allocation.
Regional, haul, season, and access guidance
Jobsite CCI values in this rate book are planning allowances, not published RSMeans City Cost Index figures. They localize selected field lines only. Factory manufacturing uses a factory-region index; live transport is 0.05% of factory cost; crane day rates are not CCI-adjusted.
- Factory region: National 1.00 · Southeast 0.94 · Midwest 0.96 · Mid-Atlantic 1.02 · West 1.10.
- Shipping: live transport is 0.05% of the reduced factory cost. Module count and haul stay informational. Actual distance and module count will affect the cost.
- Season: Q1 0.94 · Q2 1.00 · Q3 1.06 · Q4 0.96 on field labor only (set/stitch).
- Access: transport 1.00 / 1.18 / 1.40; field set 1.00 / 1.20 / 1.45. Difficult access also drops crane productivity.
What the number is not
The figure labeled Included modular stack (2026) is not a total project cost, not a turnkey price, and not an all-in budget. It is also not a construction-loan amount, a bid, an insurance appraisal, or a legal valuation. Foundations, podiums, civil/site work, design fees, and the site general contractor live in companion scopes and must be estimated separately.
Sources, methodology, and review
FAQ
Does this include foundations?
No. Foundations and podiums are outside the included modular stack.
Does this include a general contractor?
The modular set/stitch crew is included. Site GC general conditions, overhead, and profit are excluded.
Does this include architect and engineer fees?
No. Design and engineering are excluded.
What is included?
Manufacturing, transport, crane, set/stitch, roof, siding, MEP, sprinkler when required, and the contingency selected by the user.
How is shipping calculated?
Live transport is 0.05% of the reduced factory cost. Module count and haul distance remain on screen as planning context. Actual distance and module count will affect the cost.
How is module count estimated?
By default, area divided by 400 sf for volumetric or 320 sf for panelized, rounded up. The user may override the planning count.
Does season affect every line?
No. The seasonal factor applies to field labor, not to the entire factory invoice.
Can I use this for a loan or bid?
No. Replace planning allowances with project-specific takeoffs, manufacturer quotes, logistics plans, and subcontractor bids.
What is the stick-built comparison?
A separate site-built analog for planning. It is always shown above the modular included stack and is never added into that stack. It is not a quote.