Can you clarify what you describe as "modular." The general market was transitioning in the late 1970s from "mobile" homes (metal trailer platform) to "modular" homes (wood platform) in the 1980s. But within the next two decades a particular modular may have still been built inferior to stick-built, e.g. using 2x3 studs or 3/8" drywall. Foundations may have followed suit, or even Superior Walls were introduced in PA in that time period. This may affect plans on a remodel or incorporating a stand-alone existing foundation. Then, my thoughts just for discussion:

1. Probably will not find a small house with 2 Master Suites, new house may become a No.4. Willing to move somewhere else.

2. Another prefab modular you will not get what you want. They come prefab as is for that design, selections are for finishes. A custom modular would have lots of compromises, probably will still not get what you want. Can you find land where you want and willing to move there.

3. Can you still obtain financing for say 80% of the cost with only the lot as equity, and pay for temporary living for a year.

4. Depends on original house construction, and if you desire a ROI in the black (financially or mentally).

Modular can mean several things, not just a trailer-like building. We were very close to knocking down our former home…a 1300sq ft ranch, and putting up a 4,300sq ft two story colonial modular house. Everything but the foundation, would’ve been built in a factory in PA, and delivered by truck to our location on Long Island. From the outside, no one would’ve known the house was modular.

We were deep into the process, when for a few reasons, we decided not to go forward. Instead, we waited several years, and finally moved to a home in a great neighborhood, which we gutted and renovated. We love our ”new” home. Sometimes it’s better to move.

And for the record, @3onthetree, modular homes as I just described, are built to standards more strict and solid, than stick built homes. For one thing, the often travel long distances over bumpy roads…and so have to withstand constant vibrations, and bridges…where these large loads are buffeted by strong winds.

@darbuka Umm, modular followed the trajectory as I described. In the early days many were built with inferior construction to keep weight down (likewise panelized construction early on = lesser trailering and craning). You must be offended thinking I was attributing the word "mobile" (an entirely different genre of construction pre-1976 than "modular" and connotated with "hill.billy") to your proposed house, apparently a 1990s-ish on up vintage. And, BTW, they are not built more stringent overall than stick-built, they are built essentially the same, except for the hinged roofs and double-walls where they meet. Houses are designed for wind loads in situ, not for transportation.

@3onthetree, I wasn’t offended. I just wanted to set the record straight, as most people have a predisposed vision of what modular is…a cheap, low end habitat. They have no idea how expansive and upscale modular building can be.

You are correct in timeline. We began the modular process in 2000, and ended it in 2007.

@3onthetree Yes, it is a stick built home, not a trailer. The quality is not the greatest, but also not the worst. It is 2x4 construction with 2x10 joists. The quality issues are mostly cosmetics like being able to see the drywall seams in the ceilings, the floors creak (probably nailed the subfloor instead of screwing it)...things like that.

The main thing is functionality. The main entrance to the house is through the kitchen door off the deck. To access it from the driveway, you need to walk up a large set of steps or up the embankment and then a shorter set of steps. You can go through the basement door, but then have another large set of steps up into the house. The front door has a stoop, but no walkway. There is also a 6' chain link fence in the front yard for a dog area. We kept that because we have two large dogs. My wife is disabled now and it it can be difficult for her to walk up a lot of steps. Hence the need to move the driveway to the other side where it is level and would only require a few steps.

Yes, I know we wouldn't find a small-ish home with two masters. I designed that because, if we do build, it will be our forever home and we would want it exactly as we want it. As I said, she is disabled and, many nights, she is up and down because of pain. I am a light sleeper, so it keeps me up and I have to work. So, on those nights, she has a whole bed and bath at her disposal. I had been talking with a modular builder and got a price for a home, but it wasn't quite to my liking. Plus, I want it to fit on the existing foundation. I could make some changes to my design to make it possible to build in modular form. Currently, it does not have a marriage wall. The only downside to replacing the current house is not having the equity we have invested in it.

@darbuka What, if you don't mind me asking, made you change your mind on having the modular built?

Sure. Well…for one, during those years our son went off to college. And, with law school and a professional career to follow, we realized a 4,300sf home was too much house.

Secondly, the builder/modular rep we’d been dealing with the whole time, was becoming very prickly, interjecting his religious and right wing beliefs, way too often. Our meetings with him became very uncomfortable. Lastly, we needed a variance, which the immediate neighbors had to sign off on. One of them refused, and wouldn’t even discuss it. We felt it was time to change directions.

In today's market, it is worth about $140K. I know the equity value..roughly $78K if we sold it today.. We have approximately $120K in cash available today. Most, if not all of that would be eaten up by renovations if we kept the old house. Paying the house off and tearing it down to place a new modular or build would probably leave less than $50K in the budget and the rest would be financed. That amount, of course would be dictated by the size of the home. The thing I am having trouble with is, if we don't sell, we lose out on some of the equity we have invested. It just seems that buying a different home (or building a small one to our specs is probably the best bet.

Modular Home early '00s North York, Ontario

You can't afford to build with the inflation of today's prices. Same with renovating. Your best bet is to find an older home that's in good condition and buying that.

Agree with CP. buy something else

I would sell and buy another house that fits your needs better. Building now, whether you build another modular, or any other type house, is very expensive. Prices have gone way high and show no signs of coming back down.

Seems time to get some prices for your options. Then, do the math.