Picking between stick-built and manufactured homes for your ADU feels like a huge decision.
Many of us want an easy, affordable way to add living space. Maybe it’s for aging parents, adult kids, or rental income.
But the questions pile up fast. What about costs? Permits? How long will it take?
Here’s something to consider: stick-built homes can take up to two years from start to finish. That’s a long wait. But there’s good news too. We looked closely at both options, comparing stick-built homes with manufactured and modular choices.
Stay with us. We’ll help you figure out what works best for your property.
Key Takeaways
- Stick-built ADUs take 6 months to 2 years to complete. They must meet local codes like IRC and NEC. You get full design control, but costs run higher due to on-site work and weather delays.
- Manufactured homes are built in factories under HUD rules (since 1976). They arrive in 2 to 4 months, cost less per square foot, and come with fixed prices from companies like Middletown Homes.
- Stick-built homes typically gain 3% to 5% value yearly (according to Zillow). Manufactured homes may grow slower in value since they don’t always sit on permanent foundations.
- Permits differ by type. Stick-built and modular homes follow state and local codes. Manufactured ADUs use federal HUD standards. Local zoning can limit where you place manufactured homes.
- Maintenance costs depend on build quality. Manufactured home loans often have higher interest rates than stick-built loans. Check with banks before starting.
- Manufactured homes offer improved energy efficiency and material quality compared to older models, helping reduce utility costs and environmental impact.
What is a Stick-Built Home?
A stick-built home is built the traditional way—right on your property, from the foundation up. You (or your builder) choose the floor plan, the materials, and all the finishes, from layout to doorknobs. It’s a fully custom process, which means the home is truly your own.
You’ll work with a general contractor who manages each phase of construction, including framing, inspections, and code compliance. It’s a hands-on, highly personalized approach—but it takes time. Most stick-built homes take anywhere from 6 months to 2 years to complete, depending on the size, complexity, and any delays (weather and material shortages happen).
That said, if you want total design freedom and don’t mind the wait, a stick-built home gives you complete control over how your space looks, feels, and functions.
What Is a Manufactured Home?
Manufactured homes are built off-site in a factory and delivered to your land, mostly ready to go. Because construction happens indoors, there are no weather delays, and materials are protected from the elements. Most homes are finished in just 2 to 4 months.
They’re built to HUD standards, which apply nationwide and cover everything from fire safety to insulation. Once delivered, the home is installed on a steel frame over piers or blocks—no full foundation required. That also means the home can be relocated later if needed.
You won’t get quite the same level of customization as a stick-built home, but you’ll save time and money. If your priority is fast, affordable housing with fewer surprises, a manufactured home is worth considering.
What Is a Modular Home?
Think of modular homes as the middle ground between stick-built and manufactured. The modules (sections of the home) are built in a factory, then delivered and assembled on your property.
They sit on a permanent foundation and follow local building codes—just like a traditional home. But since the bulk of the work happens indoors, the build moves faster and avoids weather delays.
Modular homes usually offer more customization than manufactured homes, but without the lengthy timeline of a fully stick-built project. Costs tend to fall somewhere in between too.
If you want a home that’s built efficiently, with solid quality and room for personalization, a modular home can be a smart, balanced option.
Customization, Cost & Code: Comparing ADU Options
Customization Options for ADUs
One of the biggest perks of building with ADU contractor is being able to make it your own. Whether you’re working with a modular home builder or going fully custom with a stick-built project, there’s no shortage of ways to personalize your space.
Modular homes offer flexibility without the chaos—streamlined construction, fewer delays, and plenty of design choices. From small studios to two-bedroom layouts, you can pick the floor plan that fits your goals.
On the outside, you can choose siding, brick, stucco—whatever blends in with your main house or gives your ADU a distinct look. Inside, the options open up even more: cabinets, flooring, appliances, and energy-efficient upgrades like solar panels or spray-foam insulation.
Just keep in mind: site prep, zoning laws, and local building codes all influence what you can build and where. A good modular builder will walk you through this upfront and help avoid unnecessary delays or headaches.
Cost Comparison: Stick-Built vs. Manufactured ADUs
Construction Costs
Stick-built ADUs cost more, largely due to labor and time. You’re paying for on-site crews, delivery delays, weather setbacks, and unpredictable material prices. Every rainy day, every supply shortage—it all adds up. Plus, site-built projects require on-site tools, portable toilets, temporary storage, and safety gear. None of that comes cheap.
On the other hand, manufactured homes are built in a factory, which lowers the cost of labor and materials. There are no weather delays, and materials are stored indoors, reducing waste and damage. Many manufacturers, offer fixed pricing, so you know what you’re getting up front. Delivery and setup can take as little as 60 to 75 days, shaving off months of rent or loan interest.
One thing to note: site prep costs exist for both types—permits, utility hookups, and ground leveling. But manufactured homes usually require less foundation work, so prep is often cheaper overall.
Long-Term Costs & Maintenance
The up-front price matters—but so does the long game. Here’s how things stack up over time.
Stick-built homes tend to age better. Higher-grade materials and on-site quality control usually mean fewer repairs down the road. They also appreciate in value more reliably. On average, resale value grows 3–5% per year, depending on the location.
Manufactured homes, by contrast, may come with lower long-term value. They’re often placed on pier foundations (not permanent ones), and that can affect financing, resale, and how they’re viewed in the market. While the “mobile home” stigma is fading, it still influences resale in some areas.
Also, financing terms are different. Some lenders won’t finance a manufactured home unless it’s placed on a permanent foundation—and even then, interest rates are often higher. Over 20–30 years, those higher rates add up fast.
Still, both home types can last a long time with proper care. Maintenance costs depend on:
- Construction quality
- Materials used
- Foundation type
- Local climate
- Ongoing upkeep of roofing, siding, and systems
Building Codes & Permits
ADU building means working through regulations—no way around it.
Stick-built homes follow local and state codes. For example, in West Virginia, builders must meet IRC (International Residential Code) and NEC (National Electrical Code) standards. Inspectors check each stage—foundation, framing, wiring, plumbing—before you can legally move in.
Modular homes follow the same codes as stick-built. The difference? They’re inspected in the factory before delivery. Local officials still inspect the on-site assembly, but you essentially get two layers of quality control: factory and field.
Manufactured homes, though, are built to federal HUD standards, not local codes. That means consistent rules across the country, but local inspectors still review the installation, including utility hookups and tie-downs.
A Few Key Differences to Keep in Mind:
- Stick-built and modular homes follow IRC and NEC
- Manufactured homes follow HUD Code
- Modular homes are inspected both in-factory and on-site
- Zoning rules may restrict which type of ADU you can build
- Permit requirements vary by location
Knowing these rules early helps you avoid delays, cost overruns, or—worse—having to redesign your project midstream.
Zoning Restrictions
Even if your ADU checks all the boxes for code compliance, zoning laws might say otherwise.
Zoning determines:
- Whether you can build an ADU at all
- What size or type is allowed
- How far it must be from property lines (setbacks)
- What foundation types are acceptable
- If height or design limits apply
In some areas, manufactured homes face extra resistance. Despite being safer and better-built than ever, outdated perceptions still exist. Some neighborhoods ban them outright, or require full foundations to approve financing.
Stick-built homes, being more traditional, usually get quicker approval. They blend into existing neighborhoods and are more likely to be seen as adding value—not reducing it.
Mortgage lenders can also complicate things. Many require a permanent foundation before they’ll finance a manufactured home. That changes the cost—and where you can build.
Some communities are more forward-thinking. Cities focused on housing affordability are making it easier to build all types of ADUs, including manufactured homes. But zoning still varies block by block. It’s always worth checking before you buy land or finalize a plan.
Installation Process: How ADUs Come Together
Setting up ADU builder looks completely different depending on how it’s built.
The way your ADU comes together depends entirely on how it’s built.
Stick-built, modular, and manufactured homes each follow very different timelines, installation methods, and cost structures. Some offer more flexibility, others move faster. The right choice depends on your priorities—and how much control you want over the process.
Stick-Built: Built On Site, One Step at a Time
Stick-built ADUs are constructed entirely on your property, from the foundation up. Local contractors handle each phase—framing, roofing, wiring, plumbing, insulation, drywall, and finishing touches. It’s a classic construction process with lots of room for customization.
Want to raise the ceiling in the living room or add an extra window? Changes like these are easier to make during a stick-built build. That flexibility is a big plus.
But there are trade-offs:
- Timelines stretch from 6 months to 2 years
- Delays from weather, material shortages, or scheduling conflicts are common
- Materials are stored outdoors and can get damaged before use
Watching your home take shape day by day is rewarding, but it does require patience—and sometimes, a higher budget.
Manufactured: Built in a Factory, Delivered Ready to Live In
Manufactured homes are built off-site in sections, then delivered to your property mostly finished. These can be single-wide, double-wide, or triple-wide layouts. Most are built in 60–75 days, then installed and connected within just a few more.
In the factory, everything is built indoors with controlled conditions.
- No rain delays
- Materials stay clean and dry
- Teams build multiple homes in tandem, which keeps labor costs down
Once it’s time for delivery, cranes set the home onto concrete piers. There’s no need for a traditional foundation, and setup is fast—sometimes just a few days from delivery to move-in.
You’ll still need to prep your land, run utilities, and meet basic code requirements, but the speed and simplicity are big reasons why many choose this option.
Modular: Factory Precision + On-Site Assembly
Modular homes are also built in a factory, but to local building codes—not HUD standards like manufactured homes. The process is similar to manufactured construction, but the finished product is more comparable to a stick-built home in terms of structure and appraisal.
Once each module is built and inspected, it’s shipped to your site and assembled.
- Quality is tightly controlled in the factory
- Assembly is efficient
- Final inspections ensure it meets local building codes
This method blends factory efficiency with the durability and flexibility of a traditional home.
Why Quality Control Matters
When you’re building an ADU—especially a modular one—how it’s built matters as much as what you’re building. Modular homes go through several rounds of inspection before they ever leave the factory. Every piece is built in a controlled environment, which helps eliminate common issues like warping, water damage, or inconsistent finishes.
After delivery, the assembly team performs additional quality checks to make sure everything lines up and connects properly on-site. It’s a double layer of oversight, and that attention to detail leads to fewer issues down the road.
Before you commit to a modular or manufactured builder, ask about their quality control process. A good builder will be transparent and proud of how they deliver consistent, high-quality work.
Which Type of ADU Is Right for You?
There’s no one-size-fits-all answer—choosing between stick-built, modular, and manufactured ADUs depends on your budget, timeline, goals, and local zoning rules.
Stick-Built Homes:
- Higher cost, but also higher resale value
- Complete freedom to customize
- More zoning flexibility
- Slower to build, more weather-dependent
Manufactured Homes:
- Lower cost, faster move-in
- Factory-built to HUD standards
- Limited financing options (unless on a permanent foundation)
- May face zoning restrictions in some areas
Modular Homes:
- Blend of affordability and custom options
- Built to local codes, assembled on-site
- Often faster than stick-built, but more accepted than manufactured
- Good middle-ground in both value and timeline
Talk to a Local ADU Contractor Who Knows What Works
If you’re planning to build an ADU, getting clear on your options early makes everything smoother—from permits to timelines to total cost. Cornejo’s Builders is a local ADU contractor with real experience navigating zoning rules, customizing layouts, and building spaces that add lasting value.
Ready to see what’s possible on your property?
Call us at [cvg tel] or reach out to us here to start planning with a team that builds ADUs the right way.
FAQs
1. Which costs more as an ADU, a stick-built home or a manufactured one?
A stick-built cottage usually costs more upfront than a manufactured house. Labor and materials for on-site construction drive up the price. Manufactured homes, built in factories and shipped to your lot, often save you money but may have extra delivery fees.
2. How do regulations differ between stick-built and manufactured ADUs?
Local rules can be tricky. Stick-built cottages often face stricter zoning codes and permits since they’re built from scratch on your land. Manufactured houses must meet federal standards first; then local governments might add their own hoops to jump through.
3. What’s the installation process like for each type of ADU?
Stick-built units take longer because crews build them piece by piece right where you want them—think months, not weeks. Manufactured homes arrive mostly finished; workers set them up fast, sometimes in days if all goes smoothly with site prep.
4. Are there limits on where I can put either kind of ADU?
Yes, location matters—a lot! Some neighborhoods only allow certain types due to appearance or property values. Always check city rules before making plans so you don’t end up stuck with a lovely little house that has nowhere legal to go.