Article

2-Story Prefab Homes 2026: Ranked by Price per Bedroom

October 17, 2026

Written by

Kai Andrew

The Next Modular American Dream is the cheapest 2-story prefab per bedroom that a maker prices in public: $283,357 for 5 bedrooms and 2,240 square feet, which is $56,671 per bedroom. The 3-bedroom Monroe from the same maker is second at $61,585, and the 5-bedroom Lincoln is third at $65,480.

This list is ranked on price per bedroom, which is each maker's published price divided by its published bedroom count. Bedrooms are the published figure a group-stay buyer can compare. Your city or county sets how many guests may sleep in the house, so confirm that limit locally before you count beds. Every figure below comes from the maker's own page.

The Ranked Table

Ranked two-story small home pricing and features comparison
Rank	Model	Published price	Size, beds, and baths	Price per sq ft	Price per bedroom	Second level, as the maker describes it	What the price covers
1	American Dream, Next Modular	$283,357	2,240 sq ft, 5 bed, 3 bath	$126	$56,671	2 full floors	Finished modular home at the factory. Delivery and setting are extra
2	Monroe, Next Modular	$184,756	1,440 sq ft, 3 bed, 1.5 bath	$128	$61,585	2 full floors	Finished modular home at the factory. Delivery and setting are extra
3	Lincoln, Next Modular	$327,398	2,800 sq ft, 5 bed, 3.5 bath	$117	$65,480	2 full floors	Finished modular home at the factory. Delivery and setting are extra
4	Timber Ridge, Conestoga	$222,585, starting	2,200 sq ft, 3 bed, 2.5 bath	$101	$74,195	Second floor with 2 bedrooms, a bath, and an open loft	Log home kit. The page does not list the contents
5	Outpost Medium, DEN	$255,350	2,015 sq ft, 3 bed, 3 bath	$127	$85,117	Loft with 1 bedroom suite, reached by a full staircase	Insulated shell, windows, exterior doors, plans, and shipping to the lower 48
6	Barndo, DEN	$398,400	3,456 sq ft, 4 bed, 3.5 bath	$115	$99,600	1,025 sq ft loft with 1 bedroom suite	Insulated shell, windows, exterior doors, plans, and shipping to the lower 48
7	System 02 Shuswap Lake, Backcountry Hut	$307,021	1,316 sq ft, up to 3 bed, 3 bath	$233	$102,340	2-story modules	Insulated shell kit. Interiors, shipping, and assembly are extra

The top 3 are true 2-story homes, and the maker's pages carry a first-floor plan and a second-floor plan for each. The Timber Ridge puts 2 of its 3 bedrooms on the second floor. Both DEN models are a main floor plus a loft, and DEN's pages do not call either one a 2-story home. The Backcountry Hut price is the maker's own conversion from $429,692 CAD; its bedroom count is the maximum layout, and the maker says prices exclude permits and taxes.

What Each Price Leaves Out

The 7 prices cover 3 different products, so read the last column before the ranking.

Next Modular. The home-only price is the home built to standard specifications, at the factory. The maker states that delivery and setting are not included, and that garages and porches are excluded unless the listing names them.
DEN. The buyer's builder supplies the foundation, interior framing, drywall, stairs and railings, roofing, siding, electrical, plumbing, heating and cooling, and finishes. DEN says the shell goes up in 5 to 15 days.
Conestoga. The Timber Ridge page gives a starting price and no kit contents. Conestoga's price-list page says its prices do not include freight or shipping.
Backcountry Hut. The maker's FAQ excludes shipping, site preparation, septic, assembly, and interior finishes.

The Turn-Key Estimate, per Bedroom

Next Modular is the only maker here that publishes an installed estimate. It calls the figure an estimate for ideal building conditions and says it is not a quote.

Home-only and turn-key cost comparison
Model	Home-only	Turn-key estimate	Gap	Turn-key per bedroom
American Dream, 5 bed	$283,357	$411,490	$128,133	$82,298
Lincoln, 5 bed	$327,398	$459,131	$131,733	$91,826
Monroe, 3 bed	$184,756	$310,382	$125,626	$103,461

The American Dream gap has 8 line items. Next Modular estimates the crawlspace foundation at $18,821, furnace and air at $20,500, water hookups at $8,500, septic at $12,000, drain lines at $8,400, and electric service at $7,700. Setting, steps, permits, and gutters are $35,499, and the site-work management fee is $16,713. Next Modular lists 16 states it builds for, from Indiana to Florida. Its turn-key service covers only Indiana, Michigan, and parts of Illinois and Ohio, so outside that area these estimates do not apply.

Zook Cabins, a 2-Story Cabin With No Published Price

The Mountaineer, sold by Zook and built by Cozy Cabins in Lancaster County, Pennsylvania, is a 2-story modular log cabin with 1 to 3 bedrooms. The upstairs is a full-length room that the buyer can finish later. Zook states that delivery, set-up, and crane charges are included in its pricing. The page carries no price, so it cannot be ranked. Ask for the quote with the upstairs finished and unfinished.

What the Table Says

Check whether the second level is a floor or a loft. The 3 Next Modular homes have 2 full floors. Both DEN models are a main floor plus a loft with 1 bedroom suite. Ask your building department how it counts a loft bedroom before you count it.

More bedrooms lower the installed cost per bedroom, because the site work costs about the same either way. The turn-key gap is $125,626 on the 3-bedroom Monroe and $128,133 on the 5-bedroom American Dream. The Monroe is second on home-only price per bedroom and last of the 3 at turn-key, $103,461 against $82,298.

Price per square foot and price per bedroom rank the homes differently. The Timber Ridge is the lowest per square foot at $101 and fourth per bedroom at $74,195. The Barndo is $115 per square foot and $99,600 per bedroom. For a group stay, compare price per bedroom first.

Compare what each price covers before you compare prices. $283,357 buys a finished American Dream at the factory. $255,350 buys an Outpost Medium shell with no drywall, plumbing, or stairs.

Before You Order

3 checks before a deposit, in order.

Price the ground. Run the lot through the site-prep cost estimator, then read the cost of prefab homes for delivery, site, and permit costs.
Confirm the loan. Start with the lender locator. A shell kit your builder finishes is financed differently from a finished modular home.
Read the zoning. Use the zoning rules guide to find the guest limit and the short-term rental rules for the lot.

For related comparisons, see prefab home kits and prefab cabin kits. For makers that deliver a finished unit, see the 8 best prefab cabins, rated. For what a cabin business looks like once the units are up, read the Campfire Lodges playbook.

Host Camp is not a licensed tax, legal, or financial adviser. Confirm figures for your situation with a professional.