Modular Homes Ontario For Sale: Your Modular Home Delivered
Looking for modular homes Ontario for sale?
Explore affordable, customizable, and energy-efficient options that let you move in quicker without sacrificing comfort.
Last updated: September 2025
Modular Homes Ontario for Sale: Affordable Options, Prices & Buying Tips
Canada’s housing market is shifting, and modular homes in Ontario are at the heart of that change.
With rising real estate prices in cities like Toronto and Ottawa, many homebuyers are searching for affordable alternatives.
Modular homes—sometimes called prefab or factory-built homes—are becoming a smart choice for families, retirees, and first-time buyers.
Built in a controlled factory environment under CSA A277 certification, these homes meet the Ontario Building Code.
Moreover, they often surpass traditional site-built houses in energy efficiency and quality control.
Companies like My Own Cottage are leading the way in offering custom designs, open-concept living spaces, and energy-efficient features that give Ontarians peace of mind.
Modular Homes Ontario for Sale with Prices
Buying a modular home in Ontario doesn’t just mean affordability—it also means choice.
Prices can vary depending on square feet, customization, and location, but they remain significantly lower than conventional builds.
See for yourself, with our modular homes in Ontario for sale with prices – simply click on any of them below to see details.
View Our Full Catalogue of Modular Homes for Sale in Ontario
Discover preferred and customizable modular home packages that suit your needs.
This sets the blueprint for the entire journey!
Click below to view our full catalogue and see our modular home designs.
Understanding Average Modular Home Prices in Ontario
Entry-Level (Mini Homes, Garden Suites): $80,000 – $120,000
Mid-Range Family Homes (2–3 bedrooms, 1,000–1,500 sq. ft.): $140,000 – $250,000
Custom Builds / Luxury Modular Homes: $300,000+
Real-world example: A couple in Thunder Bay purchased a 1,200 sq. ft. modular design for under $190,000.
Even after adding site work, utilities, and landscaping, the total was nearly 30% less than a comparable stick-built home in the area.
“Modular homes in Ontario consistently offer 20% to 35% savings compared to traditional stick-built homes — especially in areas with shorter construction seasons like Thunder Bay.”
— Dave Mitchell, Certified Residential Appraiser
Want a full cost breakdown?
Visit our guide on modular homes in Ontario with prices to explore average costs by square footage, region, and customization — all backed by real builder data and CMHC benchmarks.
Factors That Influence Modular Home Prices
Size & Floor Plan – More square footage means higher costs.
Customization – Open-concept kitchens, larger living rooms, and custom finishes add to the budget.
Site Work – Foundations, utilities, and permits vary by region.
Location – Remote areas like Northern Ontario may see higher transportation fees.
Builder Reputation – Companies like My Own Cottage and Fairmont Homes may charge more for a complex build, but their customer service and quality control measures justify the price.
“For clients looking for energy efficiency and fast occupancy, modular homes offer unbeatable value. Many meet or exceed EnerGuide 80+ standards right out of the factory.”
— Carlos Ramirez, Building Code Consultant
Ontario Building Codes Explained for Modular Buyers
Understanding how modular homes comply with Ontario’s building standards is key to making a smart purchase.
All modular homes built by reputable manufacturers—like those offered through My Own Cottage—must meet or exceed the Ontario Building Code (OBC) requirements.
✅ Key Code Considerations:
CSA A277 Certification: All factory-built homes must adhere to this national standard, ensuring structural integrity, insulation, plumbing, and electrical systems are inspected at the factory.
Energy Efficiency: Ontario’s code requires specific R-value minimums for walls, roofs, and basements. Our modular homes are often more energy-efficient than traditional builds.
Zoning Compliance: Before installation, your local municipality must approve your modular home based on zoning bylaws. We assist you in navigating this step.
Foundation Requirements: All homes must be installed on foundations approved under Part 9 of the OBC. Whether it’s a crawlspace, full basement, or slab, our team ensures compliance.
🔎 Why This Matters
Buying a modular home doesn’t mean compromising on quality or safety.
With every model fully OBC-compliant, you get peace of mind and fast-tracked municipal approvals.
Need help understanding if your lot qualifies? Book a free consultation and speak to a prefab expert.
Sources & References
To ensure transparency and trust, our information is based on up-to-date, authoritative sources:
🆚 Modular Homes vs. Traditional Builds: A Clear Comparison
Many Ontario homebuyers ask how modular homes truly stack up against traditional, site-built homes.
Here’s a side-by-side comparison to help you decide:
| Feature | Modular Homes | Traditional Builds |
|---|---|---|
| Cost per sq. ft. | $100–$275 | $200–$400+ |
| Build Time | 3–6 months | 9–18 months |
| Energy Efficiency | Often higher | Variable |
| Code Compliance | CSA A277 + Ontario Code | Ontario Building Code only |
| Warranty Included | Yes (Tarion Certified) | Varies by builder |
✅ Bottom Line: Modular homes offer faster, often more affordable and energy-efficient construction—without sacrificing quality or compliance.
Why More Ontarians Are Choosing Modular in 2025
Rising housing costs and growing demand for sustainable living have made modular homes an increasingly attractive option across Ontario.
Here’s why more buyers are making the switch in 2025:
✅ Affordability Without Sacrificing Quality
With cost per square foot up to 40% lower than traditional builds, modular homes help buyers get more for their money—without cutting corners.✅ Faster Move-In Times
While conventional builds face weather delays and labor shortages, modular construction offers predictable timelines—often cutting build time in half.✅ Energy Efficiency as Standard
Most modular homes exceed Ontario’s energy code requirements with tighter building envelopes, reducing long-term utility costs.
📍 Whether you’re in Ottawa, Barrie, Sudbury, or Toronto’s outer suburbs—modular is no longer just a niche option. It’s smart, fast, and future-ready.
Our Building Process: From Design to Delivery
At My Own Cottage, we make your modular home journey as smooth and stress-free as possible.
Here’s how we bring your dream home to life:
1️⃣ Custom Design
We start with your vision. Choose from one of our curated models or work with our design team to create something truly custom.
2️⃣ Engineering & Permitting
We handle engineering specs and ensure your home meets CSA A277 standards and the Ontario Building Code. We’ll also help guide you through the municipal permitting process.
3️⃣ Factory Construction
Your home is built in a climate-controlled factory using precision equipment and quality-controlled processes — no weather delays here.
4️⃣ Site Prep & Foundation
While your home is being built, our team prepares your land, installs services, and gets everything ready for delivery day.
5️⃣ Delivery & Installation
Once complete, your home is transported in sections and installed on your foundation. Final hookups and finishing touches are done quickly and efficiently.
6️⃣ Move-In Ready
In just weeks — not months — you’ll step into a beautiful, energy-efficient home built to last.
How to Finance a Modular Home in Ontario
Buying a modular home is a more affordable option than traditional builds, but financing still plays a key role.
Here’s how Ontario buyers typically secure funding.
1. Modular Home Mortgages
Most major banks and credit unions in Ontario offer modular home mortgages.
These typically require:
A construction contract with a certified builder (like My Own Cottage)
CSA A277 certification (which our homes meet)
Proof of land ownership or a land lease
2. Chattel Loans (for Homes on Leased Land)
If you’re placing your modular home in a mobile home park or on leased land, you may need a chattel loan — similar to a car loan.
3. Construction Financing
Some buyers finance the build phase using construction loans, which later convert into traditional mortgages once the home is installed and inspected.
4. Down Payment & Credit Requirements
Most lenders require a down payment of 5–20%, depending on your credit profile.
It helps to get pre-approved early in the process.
5. We Can Help
Need guidance?
We partner with financing professionals who understand modular homes.
Book a free consultation and we’ll walk you through your options.
Zoning & Permits in Ontario: What You Need to Know
Before placing a modular home on your land, you’ll need to make sure local regulations allow it — and that you’ve secured the right permits.
Remember, not all areas allow modular homes, especially in suburban or urban zones. Some may have restrictions on:
Minimum square footage
Exterior finishes
Foundation requirements
Roof pitch or appearance
Contact your municipality’s building department to verify zoning compliance.
Understanding Permitting Requirements
Modular homes in Ontario are built to CSA A277 standards, which is a big plus — but you still need:
Building permit (based on site plan, model type)
Septic or sewer permits
Electrical and utility hookups
Site plan approval or minor variance in some cases
At My Own Cottage, we help guide you through this process.
We’ve Done This Before - Many Times
Our team has experience working with countless municipalities across Ontario.
We can help you determine what’s required for your lot, and even assist with the paperwork.
Real-Life Stories from Modular Home Buyers
Wondering what it’s really like to buy a modular home in Ontario?
Here’s what some of our happy clients had to say.
Sarah from Muskoka
“We downsized into a beautiful 2-bedroom modular home after retiring. The process was surprisingly smooth, and My Own Cottage handled everything — even permits. We’re saving on heating, too!”
The Patels, Simcoe County
“We needed a fast, affordable solution for our growing family. We chose a custom ‘Excelsior’ model, and it was installed in just under 3 months. We altered the kitchen and love the open-concept layout.”
Mike, Construction Manager in Ottawa
“As someone who works in the trades, I was impressed by the build quality. Factory inspections ensured every wall and joint was perfect. I’ll be recommending modular builds to my clients going forward.”
Looking for modular homes in Ottawa, Ontario?
We’ve helped homeowners throughout Eastern Ontario design and build affordable, custom modular homes — from city-adjacent lots to rural retreats.
👉 Explore Modular Homes in Ottawa, Ontario.
Modular Homes Ontario for Sale Under $10,000
Yes, you’ll see listings for modular homes under $10,000—but proceed with caution. These typically include:
Used modular homes sold “as is.”
Repossession sales through banks or auctions.
Tiny homes or garden suites with minimal square footage.
Where to Find Low-Cost Modular Homes
Kijiji Ontario – Popular for second-hand and FSBO (for sale by owner) listings.
Auctions – Repossessed modular buildings sometimes sell below market value.
Local classifieds & Facebook Marketplace – Especially in rural regions.
Risks & Considerations with Ultra-Cheap Homes
May not meet current Ontario Building Code standards.
Hidden costs: site work, transport, and repairs.
Limited or no warranty coverage.
Pro Tip: Always schedule an inspection and verify CSA A277 certification before finalizing any deal.
Modular Homes Ontario for Sale by Owner
Buying directly from an owner can save thousands in commission fees.
Best Platforms to Find FSBO Modular Homes
Kijiji (Ontario Real Estate section)
Facebook Marketplace
Local newspaper classifieds
Negotiation & Legal Tips for Buying by Owner
Inspection is non-negotiable – Ensure compliance with industry standards.
Use a real estate lawyer – To draft contracts and protect your investment.
Check warranty transferability – Some homes may retain Tarion warranty coverage.
2-Bedroom Modular Homes Ontario for Sale
For couples, retirees, or small families, 2-bedroom modular homes hit the sweet spot of affordability and functionality.
Popular 2-Bedroom Modular Floor Plans
Open-concept layouts with a combined living room and kitchen.
Split-bedroom designs for privacy.
Compact energy-efficient options under 1,000 sq. ft.
Who Should Consider 2-Bedroom Modular Homes?
Downsizers seeking a low-maintenance lifestyle.
First-time buyers priced out of traditional real estate.
Retirees looking for affordable yet comfortable housing.
Cheap Modular Homes Ontario for Sale
When we say “cheap,” we mean affordable without sacrificing quality.
New vs. Used Modular Homes in Ontario
New modular homes – Warranty-backed, customizable, and meet latest codes.
Used modular homes – Lower upfront cost but may need upgrades.
Financing Options for Affordable Modular Homes
Traditional mortgages (with CSA A277 certification).
Personal loans or lines of credit.
Rent-to-own programs.
Government incentives (energy efficiency grants, HST rebate).
Regional Guide: Where to Buy Modular Homes in Ontario
Different regions offer unique opportunities:
London & Southwestern Ontario – Strong demand, but competitive pricing.
Northern Ontario – Affordable land, but higher transport costs.
Ottawa & Eastern Ontario – Growing demand for garden suites and green building options.
Finding the Right Modular Home for Sale in Ontario
Modular homes in Ontario are more than a budget-friendly choice—they’re a modern housing solution built to high-quality standards.
Whether you’re seeking a compact 2-bedroom design, a family-sized home, or an affordable resale, Ontario’s modular home market offers something for everyone.
The first step is exploring available options, comparing builders, and aligning your budget with your dream home vision.
With My Own Cottage leading the industry, buyers can feel confident every step of the way.
Ready to explore listings?
Book a free consultation, call us directly, or simply view our design catalogue to get started.
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📲 Call Us Directly: (705) 345-9337
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FAQ: Modular Homes Ontario For Sale
What are modular homes and how are they built?
Modular homes are built off-site in factories, shipped in sections (modules), and assembled on permanent foundations on your property. Once completed, they’re nearly indistinguishable from traditional site‑built homes.
How much do modular homes cost in Ontario?
Ontario modular homes typically range from $100 to $275 per square foot, depending on size, customization, and builder reputation.
Are modular homes cheaper than traditional homes in Ontario?
Yes—modular homes often cost 10–20% less than site-built homes thanks to reduced material waste, efficient factory workflows, and faster build timelines.
Where can I find modular homes for sale in Ontario?
Look at direct builder websites (such as My Own Cottage, and Royal Homes), local prefabricated home dealers, and general real estate portals such as REW.ca and Zillow.
Can I finance a modular home in Ontario?
Yes—modular homes that meet CSA-A277 certification are eligible for standard mortgage financing. Additional options include construction loans, rent-to-own plans, and HST rebate programs.
What should I check before buying a modular home?
Ensure the home meets CSA-A277 and Ontario Building Code standards, has clear warranty terms, includes all site-work costs (foundation, utilities), and is financed with aligned approvals.
How long does it take to build and install a modular home?
Factory construction typically spans 3–6 months, with on-site assembly in a matter of days—much faster than traditional builds.
Do modular homes hold up in Canadian weather?
Absolutely. Modular homes are designed to meet or exceed building codes and perform just as well as traditional homes—often even better—thanks to factory-based construction quality control.
What are modular homes Ontario for sale with prices?
Listings with prices typically show base costs for modular homes (around $100–$275 per square foot) plus additional expenses for site work, delivery, and HST. Always check whether the listed price includes foundations, utilities, or just the home itself.
Can I find modular homes Ontario for sale under $10,000?
Yes—but these are usually used units, repossessed homes, or very small garden suites. Buyers should budget extra for transport, repairs, and compliance with the Ontario Building Code.
Are there modular homes Ontario for sale by owner?
Yes. For-sale-by-owner (FSBO) listings often appear on Kijiji, Facebook Marketplace, and local classifieds. Buying directly can lower costs, but it’s essential to arrange a professional inspection and have a real estate lawyer review contracts.
Where can I find 2-bedroom modular homes Ontario for sale?
Two-bedroom modular homes are widely available from builders like My Own Cottage and Quality Homes. They’re popular with downsizers, retirees, and small families, offering 1,000–1,200 sq. ft. open-concept layouts at competitive prices.
What are cheap modular homes Ontario for sale?
“Cheap” modular homes generally refer to affordable options under $150,000, which can include entry-level mini homes, garden suites, or compact family homes. Used modular homes are another low-cost alternative, though warranties and upgrades should be reviewed carefully.
