Modular Homes for Sale in Ontario: New Builds, Resale Options & What Each Actually Costs (2026)
Last updated: June 7th, 2026
Modular homes for sale in Ontario range from $65,000 for seasonal park models on leased land to $589,900 for freehold homes in established communities.
Discover new CSA A277-certified builds from licensed Ontario builders starting at $229,500 delivered and installed.
✓ HCRA Licensed | ✓ Tarion Enrolled | ✓ OBC Compliant | ✓ Ontario-Built
About the Author
Sean Stevenson is Chief Marketing Officer and Buyer Experience Lead at My Own Cottage Inc., an HCRA-registered, Tarion-enrolled prefab home builder based in Orillia, Ontario.
Sean Stevenson has spent five years guiding Ontario buyers through the modular home process alongside My Own Cottage’s building team — helping them weigh new builds against resale listings, choose the right model for their land, and avoid the leased-land and financing pitfalls that catch first-time buyers across Muskoka, Simcoe County, and the GTA.
Searching “modular homes for sale in Ontario” returns two completely different markets — and most buyers do not understand the difference until they have already made a costly mistake.
This guide explains both sides of the Ontario modular home market honestly, with published prices for both, so you can decide which is right for your situation before you contact anyone.
My Own Cottage is HCRA registered, Tarion enrolled, and delivers modular homes across Ontario with published package prices before you commit to anything.
If you are still evaluating whether modular is the right build type for your property, see our modular homes Ontario guide first.
The Two Markets — What “For Sale” Actually Means in Ontario
Ontario’s modular home market has two sides that look similar in search results but are fundamentally different products.
The images below illustrate the most important distinction in Ontario modular housing: leased land versus owned land. This single difference affects financing, mortgage eligibility, appreciation potential, and long-term wealth creation.
The difference between modular home prices often comes down to the land. Homes on leased land are typically financed as personal property, while modular homes on owned Ontario land with permanent foundations qualify as real property eligible for standard mortgage financing.
| New CSA A277 Build | Resale / Secondary Market | |
|---|---|---|
| Where to find | Builder websites (My Own Cottage, established Ontario modular builders) | Kijiji, Facebook Marketplace, MLS |
| Typical price range | $229,500–$524,500+ D&I | $65,000–$589,900 |
| Timeline | 4–8 months factory to delivery | Immediate to 60 days |
| Land situation | You own the land | Usually leased (parks, communities) |
| Tarion warranty | Yes — 7-year structural coverage | No — does not transfer to resale buyers |
| CMHC mortgage eligible | Yes — including Prefab Plus at 5% down | Typically no — chattel financing required |
| Equity position | Home + land appreciate together | Home only; no land equity |
Kijiji typically lists over 100 modular homes across Ontario. However, most are used homes in land-lease communities — year-round parks, adult lifestyle communities, 55+ resorts.
A small number are new homes on private land. Almost none are new CSA A277 builds available for immediate possession the way a resale house would be.
New modular homes from licensed Ontario builders are built-to-order.
You select a floor plan, sign a construction contract, and receive a completed home delivered and installed on your land — typically four to eight months later. “For sale” in this context means “available to order and build,” not “sitting on a lot waiting for you.”
The Leased Land Reality — What That $229,900 Kijiji Listing Actually Costs
The most common type of “modular home for sale in Ontario” on Kijiji is a home in a leased-land community. The home price is listed clearly — $189,900, $229,900, $299,900.
What is not listed clearly is the monthly land lease, which typically runs $500–$800/month for the lot your home sits on.
Here is what 10 years of ownership looks like for a $229,900 leased-land modular home compared to a My Own Cottage Fox Den on land you own:
| Leased-Land Kijiji Home ($229,900) | My Own Cottage Fox Den on Owned Land (~$380,000 all-in) | |
|---|---|---|
| Purchase price | $229,900 | $229,500 D&I + ~$150,000 site and land costs |
| Financing type | Chattel loan (personal property) | CMHC Prefab Plus insured mortgage |
| Minimum down payment | Typically 20% — ~$46,000 | 5% — approximately $19,000 |
| Interest rate | 8–12% (chattel, higher risk) | Prime-based competitive rate |
| Monthly land lease | $700/month | None — you own the land |
| Land lease over 10 years | $84,000 | $0 |
| Tarion warranty | No | Yes — 7-year structural coverage |
| Equity after 10 years | Home value only (personal property, leased land) | Home + land value (real property, appreciating) |
Figures are illustrative estimates for comparison purposes only. Actual financing terms vary. Consult a mortgage broker for project-specific advice.
The land lease is the number that most buyers miss. $700/month in perpetuity is $8,400/year — and unlike mortgage payments, it builds no equity in anything. At the end of 10 years on a leased lot, you own the home but nothing under it.
The financing structure drives much of this gap — our guide to chattel vs. CMHC-insured financing breaks down why a leased-land home means a chattel loan at 8–12%, while an owned-land CSA A277 build qualifies for a Prefab Plus mortgage at 5% down.
This comparison does not mean the leased-land market is wrong for everyone.
Buyers with no land, limited upfront capital, or a preference for community living may find it suits their needs. But the two options are not financially equivalent, and the difference matters enormously before you sign anything.
My Own Cottage — New Modular Homes Available to Order in Ontario (2026)
Every model below is built to CSA A277 standards, HCRA registered (verify at hcraontario.ca), Tarion enrolled, and delivered and installed across Ontario — including Muskoka, Northern Ontario, Eastern Ontario, Simcoe County, and the GTA.
These are built-to-order on land you own.
| Model | Size | Configuration | Starting Price (D&I) |
|---|---|---|---|
| Fox Den | 505 sq ft | 1 bed / 1 bath | $229,500 |
| Pine View | 540 sq ft | 1 bed / 1 bath | $229,500 |
| Willow | 564 sq ft | 1 bed / 1 bath | $229,500 |
| Hideaway | 788 sq ft | 2 bed / 1 bath | $279,500 |
| Lake View | 741 sq ft | 1 bed / 1 bath | $284,500 |
| Water’s Edge | 988 sq ft | 2 bed / 1 bath | $324,500 |
| Haven | 1,066 sq ft | 2 bed / 1 bath | $339,500 |
| Eagle’s Nest | 1,170 sq ft | 3 bed / 1 bath | $369,500 |
| Hudson | 1,550 sq ft | 3 bed / 2 bath | $524,500 |
All prices are preconfigured package prices delivered and installed on your prepared foundation within our standard Ontario service area (including 2-bedroom modular homes starting from $279,500). Foundation, site preparation, permits, development charges, and HST are additional. Prices verified June 2026.
Our three most compact models — the Fox Den, Pine View, and Willow, all under 600 sq ft at $229,500 — are popular choices as additional dwelling units and garden suites, where Ontario’s Bill 23 rules and reduced development charges can make a backyard build especially cost-effective.
The 1,170 sq ft Eagle’s Nest is our closest model to the size most Ontario buyers search for — see what a 1,200 sq ft modular home costs all-in, including foundation, development charges, and site costs, before you settle on a model.
For a full all-in cost breakdown including foundation, site preparation, and development charges by municipality, see our modular house prices guide.
Ontario Certifications — The Standard That Determines Your Mortgage
CSA A277 vs CSA Z240 — Why This One Distinction Matters
All My Own Cottage homes are built to CSA A277 — the Canadian Standards Association standard for factory-built modular homes.
This certification means the home was inspected during factory production against Ontario Building Code requirements, making it:
• Eligible for standard CMHC-insured mortgage financing, including Prefab Plus at 5% down
• Covered by Tarion’s seven-year structural warranty when built by an HCRA-licensed builder
• Classified as real property by lenders and the Ontario Building Code
CSA Z240 governs manufactured and mobile homes — a distinct product category typically on leased land, treated as personal property, and requiring chattel financing. Most Kijiji listings in park communities are CSA Z240 homes, not CSA A277 modular homes.
If you’re weighing listings and not sure which category a given home falls into, our guide to the full prefab, modular, and manufactured home breakdown explains how to tell them apart — and why the certification on the listing decides your financing, warranty, and whether the home builds equity at all.
Verify any home’s certification at csagroup.org before purchasing.
HCRA Licensing — Verify Before You Sign
All Ontario builders and sellers of new modular homes must hold a current HCRA licence under the New Home Construction Licensing Act, 2017.
Verify your builder at hcraontario.ca before signing any purchase agreement or paying any deposit. Tarion enrolment verification is available at tarion.com.
Licensing is the floor, not the finish line — once you’ve confirmed a builder holds a current HCRA licence, our guide on how to compare licensed Ontario modular builders covers the certification, warranty, and track-record checks that separate one approved builder from the next.
For the full permit process — including what documentation your municipality requires before installation — see our prefab home permits Ontario guide.
Frequently Asked Questions — Modular Homes for Sale in Ontario
Are there modular homes for sale on MLS in Ontario?
Yes — modular homes do appear on MLS and Kijiji in Ontario. Kijiji currently lists approximately 129 modular home listings across the province, ranging from $65,000 for seasonal park models to $589,900 for freehold homes in established communities.
The majority of these listings are resale homes in leased-land communities. New CSA A277 modular homes from licensed builders are built-to-order, not listed on MLS — buyers select a model and receive a completed home delivered to their land four to eight months later.
How much do modular homes for sale cost in Ontario?
The Ontario modular home market has two distinct price ranges.
New CSA A277-certified modular homes from licensed Ontario builders start at approximately $229,500 delivered and installed for compact models under 600 sq ft, rising to $524,500+ for three-bedroom homes near 1,550 sq ft.
This comes with all-in project costs of $315,000–$622,500+ once foundation, site preparation, permits, and HST are included.
Resale and secondary market homes on Kijiji range from $65,000 for seasonal park models to $589,900 for established freehold modular homes, though these typically involve leased land and restricted financing.
Can I get a mortgage on a modular home for sale in Ontario?
Yes — if the home is CSA A277 certified and permanently installed on owned land, it qualifies for standard CMHC-insured mortgage financing including CMHC Prefab Plus (launched May 2026) with as little as 5% down.
Homes in leased-land communities are typically classified as personal property and require chattel financing at higher interest rates with shorter amortisation periods.
See our modular home financing guide for the full mortgage eligibility breakdown by home type and land situation.
What is the difference between a new and used modular home in Ontario?
New CSA A277-certified modular homes from HCRA-licensed builders come with Tarion warranty coverage, CMHC mortgage eligibility, factory specifications of your choice, and full OBC compliance at delivery.
Used modular homes available on Kijiji and MLS carry no Tarion warranty for subsequent buyers, may require OBC compliance upgrades if relocated, and typically involve restricted financing — particularly on leased land.
The purchase price difference is often narrowed or eliminated over 10 years when monthly land lease costs, higher chattel interest rates, and the absence of land equity are included in the comparison.
Ready to Explore New Modular Homes for Sale in Ontario?
My Own Cottage builds on land you own, with published prices and no monthly land lease obligations, ever.
Every build is CSA A277 certified, HCRA registered, and Tarion enrolled — permanently installed on land you own, with full mortgage eligibility and warranty coverage from day one.
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