The best places to find small modular homes in the United States are:

  1. The Modular Home Builders Association directory for local manufacturers and builders.
  2. Manufacturer and retailer locators from companies such as Clayton Homes and Champion Homes.
  3. Specialist prefab and modular builders such as Method Homes.
  4. ADU-focused modular companies such as BOXABL.
  5. Local modular builders and general contractors who can confirm whether a home can legally be placed on your lot.

Examples range from the 361-square-foot BOXABL Casita to the 655-square-foot M Series model from Method Homes. Most buyers should start with the Modular Home Builders Association directory, then contact two or three local retailers or builders for quotes. Local zoning, foundation rules, delivery access and site costs matter more than the floor plan shown online.

Best Places to Search for Small Modular Homes

What You Need Where to Start Why It Is Useful
A builder near your ZIP code Modular Home Builders Association directory Search for manufacturers and builders by location
A conventional home with local support Clayton Homes or Champion Homes Retailers can discuss plans, delivery, financing and installation
A modern compact home Method Homes Offers small architect-designed modular models
A compact ADU or studio BOXABL Provides small modular units and model-home locations
A used or repossessed home Local real estate agents and manufactured-home dealers Existing homes may already be installed on land

1. Search the Modular Home Builders Association Directory

The Modular Home Builders Association directory is a useful starting point because it lists manufacturers, builders and related companies. You can search by ZIP code and filter results by company type.

Use the directory to find:

  • Modular home manufacturers
  • Local builders and installers
  • Regional dealers
  • Companies that handle foundations, transport or site work
  • Builders familiar with local permits and inspections

A manufacturer may not sell directly to homeowners. Many modular homes are purchased through a local builder or retailer that coordinates the home, land preparation, installation and inspections.

2. Use Manufacturer and Retailer Locators

Clayton Homes

Clayton Homes has a location search for home centers and retailers. These locations can help buyers compare modular, manufactured and other factory-built housing options with a local consultant.

Clayton says modular homes are built in a factory, transported to the site and installed on a permanent foundation. They must comply with the state and local building codes that apply where the home will be placed.

Champion Homes and Skyline Homes

Champion Homes sells through independently owned retailers and smaller builders across the country. The local retailer usually prices a project based on the design, foundation, options and site work required.

Skyline Homes, a Champion brand, offers manufactured homes, modular homes and ADUs through a network of retailers.

These networks can be useful if you want:

  • A conventional one- or two-bedroom layout
  • A nearby showroom or model home
  • Help arranging financing
  • A company familiar with local delivery and installation
  • A wider selection of standard floor plans

When you contact a retailer, ask specifically for modular homes built to your state or local residential code. A small factory-built home shown on a website may instead be a manufactured home, panelized home or RV-code unit.

3. Look at Specialist Small-Home Builders

Specialist builders are worth considering if you want a modern, compact or architect-designed home rather than a standard manufactured-home floor plan.

Method Homes lists an M Series with models from 655 to 1,740 square feet. Its smallest listed model is a 655-square-foot, one-bedroom modular home. Method Homes primarily serves the Western United States and parts of Canada.

Specialist builders may offer:

  • More architectural design
  • Additional customization
  • Higher-end finishes
  • Energy-efficient specifications
  • Layouts suited to narrow or difficult lots

The trade-off is that design-led modular homes can cost more and may require coordination with a local architect, engineer, general contractor and permitting authority.

4. Search for Modular ADUs and Compact Studios

If you need a home under about 800 square feet, search for modular ADUs, prefabricated cottages, modular studios and compact prefab homes, not only "small modular homes."

BOXABL markets the 361-square-foot Casita as a small modular home with a kitchen, bathroom and living space. The company also lists experience centers where prospective buyers can see model homes.

This category may suit:

  • Backyard guest houses
  • In-law suites
  • Rental units
  • Home offices with full residential facilities
  • Small primary residences where local rules allow them

Check the classification before you buy. BOXABL's Baby Box, for example, is built to an RV code. It should not automatically be treated as the same type of legal dwelling as a full modular home.

5. Ask Local Builders and Planning Departments

A local modular builder may be able to source homes that are not widely advertised online. Try searches such as:

  • small modular home builder near me
  • modular home builder [your state]
  • 655 square foot modular home [your state]
  • modular ADU [your city]
  • prefab cottage builder [your county]

Before paying a deposit, contact the city or county planning department. Ask whether your property allows:

  • A modular single-family home
  • An accessory dwelling unit
  • A home below the local minimum square footage
  • A home on a crawl space, slab or basement
  • A narrow or unusually shaped modular structure
  • Private well and septic systems
  • The required setbacks, roof pitch and exterior materials

Rules vary by state, county and city. Clayton notes that modular zoning and building requirements are determined locally. Some states also impose requirements for roof pitch, overhangs or foundations.

Make Sure You Are Comparing Modular Homes, Not Manufactured Homes

The terms modular, manufactured, mobile, prefab and tiny home are often used loosely online. They do not always describe the same type of building.

Home Type Main Construction Standard Typical Installation
Modular home State and local residential building codes Installed on a permanent foundation
Manufactured home Federal HUD Code Built with a permanent chassis and transported to the site
Tiny home or park model May be built to RV or specialty standards May not qualify as a permanent dwelling
Panelized home Wall or roof panels are factory-built Assembled and completed on the property

The U.S. Department of Housing and Urban Development distinguishes modular and other factory-built homes from HUD Code manufactured homes. Modular homes generally follow applicable local building codes, while manufactured homes follow federal HUD standards.

The U.S. Census Bureau also explains that manufactured homes have transportation gear integrated into the structure. Modular homes are transported and assembled at the construction site without receiving HUD certification as manufactured homes.

Ask every seller:

"Is this home modular, manufactured, panelized or built to an RV code, and which code will apply to my property?"

What to Include in a Modular-Home Quote

Do not compare base-home prices alone. Ask each builder to separate these costs:

  • Home package
  • Custom design and engineering
  • Transportation
  • Crane or set installation
  • Foundation or basement
  • Permit fees
  • Site grading and excavation
  • Water, sewer, well or septic connections
  • Electrical connection
  • Driveway and access improvements
  • Steps, porch, deck or garage
  • Local taxes
  • Contractor and inspection fees

Champion Homes says local pricing can depend on the foundation, options and site work required for the project.

The Most Efficient Way to Find One

Use this order:

  1. Check zoning and minimum-size rules with your city or county.
  2. Search the Modular Home Builders Association directory by ZIP code.
  3. Contact local Clayton, Champion or independent modular retailers.
  4. Compare specialist builders if you want a modern ADU or architect-designed compact home.
  5. Request an all-in quote, not only the advertised home price.
  6. Tour a completed model and ask for the specifications, warranty and installation process.
  7. Confirm delivery access, foundation requirements and utility connections before signing a contract.

For a standard small home, a local modular retailer is usually the most practical route. For a modern 500- to 1,000-square-foot home, a specialist prefab builder may offer a better fit. For a backyard unit or compact studio, search specifically for modular ADUs and confirm that the unit is approved for full-time residential use in your area.