Modular homes are factory-built to the same IRC building code as site-built construction, shipped in sections, and joined on-site on a permanent foundation. Real property from day one. Conventional mortgage eligible. Indistinguishable from stick-built once finished.
A modular home is a residence built in factory-produced sections (modules) to the International Residential Code (IRC) — the same building code as traditional site-built houses. Modules ship to the lot on flatbed trailers, are crane-set on a permanent foundation, and joined into a single structure that’s finished on-site over 4–8 weeks. Unlike manufactured homes (HUD code), modular homes have no permanent chassis, are real property by default, and qualify for conventional 30-year mortgages just like site-built. Tiny Homes USA ships The Orion (1,613 sq ft 3BR/2BA modular) sourced from Skyline Homes’ Arkansas City, KS factory, plus custom modular builds on request.
Real properties from our 48-model catalog. Click any model to see full specs, photos, and original 250+ word descriptions.
| Attribute | Manufactured (HUD) | Modular (IRC) |
|---|---|---|
| Build code | Federal HUD 3280 | Local IRC (same as site-built) |
| Chassis | Permanent steel chassis under floor | No chassis — sits on standard foundation |
| Property classification | Personal property until title conversion | Real property by default |
| Mortgage eligibility | FHA, VA, conventional (after conversion) | Conventional 30-yr, FHA, VA, USDA |
| Foundation | Pier, slab, or basement | Slab, crawl space, or full basement |
| Customization | Limited to factory floor plans | Full custom available (architect plans accepted) |
| Resale appreciation | Slow appreciation; depreciates slowly | Appreciates like site-built homes |
Modular homes are the right call when long-term appreciation, conventional mortgage access, and HOA/deed-restricted lot eligibility matter. Manufactured homes win on lower entry price and faster build timelines.
No. Modular homes are built to local IRC code (same as site-built) and have no permanent chassis. Manufactured homes are built to federal HUD code and have a permanent steel chassis under the floor system. Modular homes are real property by default; manufactured homes are personal property until title-converted on owned land. Both are factory-built; the build code and chassis are the key differences.
Yes, by default. Modular homes built to IRC code on permanent foundations qualify for conventional 30-year mortgages, FHA loans, VA loans, and USDA loans the same way site-built homes do. No title-conversion step required (unlike manufactured homes).
Modules are built in climate-controlled factory bays to IRC code over 6–10 weeks. Plumbing, electrical, drywall, cabinetry, and interior finishes are installed at the factory. Completed modules ship on flatbed trailers (oversize-load permits), are crane-set onto a pre-poured foundation, and joined into a single structure over 2–5 days. Final exterior trim, roofing connections, utility hookups, and interior finish-out complete the home over the following 4–8 weeks.
Yes, like site-built homes. Because they’re IRC-code construction on permanent foundations and classified as real property, modular homes track the local real-estate market just like stick-built homes. Buyers often can’t tell the difference between a modular and site-built home once finished.
Usually yes, because they’re classified as real property and built to the same code as site-built homes. HOAs that prohibit manufactured or mobile homes typically permit modular homes. Always check your specific CC&Rs before purchase, but the IRC classification gives modular homes much broader acceptance than HUD-code manufactured homes.
The Orion (our modular flagship at 1,613 sq ft, 3BR/2BA) starts at our delivered factory-direct price. Custom modular builds in the 1,200–3,000 sq ft range typically run $100–$200 per sq ft installed depending on finish package, foundation type, and site prep needs. Lower than site-built ($175–$300+/sq ft) by 30–50% with comparable quality.
We’ll send you a delivered-and-installed quote for any model in our modular homes lineup. No pressure, no sales call — just numbers, your zip code, your timeline.
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