How much does a tiny home or modular home actually cost in 2026?

Prices vary a lot depending on size, materials, and whether it’s a tiny home on wheels, a backyard ADU, or a full modular family home, so here’s a clear breakdown.

Standard tiny homes

A standard tiny home typically runs between $30,000 and $70,000, with most buyers landing around $45,000 for a complete build.

Luxury tiny homes on wheels

Luxury tiny homes on wheels tend to run higher, generally $70,000 to $150,000, reflecting higher-end finishes, custom layouts, and off-grid features like solar readiness.

Accessory dwelling units (ADUs)

A full accessory dwelling unit, meaning a permanent structure on a foundation, typically costs $100,000 to $350,000, depending on size and local market. ADUs cost more than mobile tiny homes because they involve foundation work, utility hookups, permitting, and often local labor rates that vary widely by region.

Modular family homes

Modular construction isn’t limited to tiny homes and ADUs, it also covers full-size family homes built out to 4 or 5 bedrooms, using the same factory-built, quality-controlled process. Pricing scales up from ADU territory depending on square footage, layout, and finish level, and is a legitimate, high-quality alternative to traditional site-built construction, not a novelty structure.

Price per square foot

Price per square foot for tiny and modular builds generally falls between $150 and $450, with the low end reflecting simpler, factory-built designs and the high end reflecting custom finishes, complex sites, or luxury materials.