Construction Modular vs Stick Built Calculator

Modular construction trades higher base cost for compressed schedule and predictability.

Building sq ft

Stick-built $/sf

Modular $/sf

Stick-built months

Modular months

Monthly carry cost

Modular savings (incl carry)

-$780,000

Modular cost premium

$1,200,000

Schedule carry savings

$420,000

How the math works

Modular premium = modular cost − stick cost. Carry savings = months saved × carry. Net = carry − premium.

60k × $20/sf premium = $1.2M premium − 7 mo × $60k = $420k carry savings = $780k worse for modular.

How to Use

Enter building sq ft.
Enter stick-built $/sf.
Enter modular $/sf.
Enter stick-built months.
Enter modular months.
Enter monthly carry cost.
Read modular savings (incl carry).

Frequently Asked Questions

Modular economics?

Multifamily modular: $200–280/sf vs $180–280/sf stick-built (similar cost, 30–50% schedule reduction). Hotel modular: $180–260/sf, 40–60% schedule reduction. Single-family modular: $150–230/sf, 50–60% reduction. Schedule savings: financing carry savings $100–400/unit/month. Constraints: site access for crane setting, modular plant capacity (often 6+ month wait), state-by-state code variation, transport limits (14' wide, 60' long max road-legal). Best fit: repetitive room-types (hotels, dorms, multifamily) and tight schedules.

How does this impact project budget?

Construction budgets layer hard costs (50–65%), soft costs (15–25%), financing (5–10%), contingency (5–10%), and developer fee (3–5%). Schedule risk often equals or exceeds cost risk — every month delay carries carry cost (interest, real estate tax, insurance, opportunity cost) of 0.5–1.5% of project budget. This calculator quantifies one cost component.

Owner-controlled vs GMP vs CM-at-risk?

Lump sum/GMP: contractor takes risk above guaranteed maximum price, owner pays for change orders. CM-at-risk: open book, fee + GMP, more transparent. Construction management: agent for owner, GC subcontracted directly. Design-build: single accountability, faster but less price competition. Match delivery method to project complexity and owner sophistication.

Schedule and cost contingency?

Standard contingency: 10% of hard cost for entitlement, 5–8% for construction. Schedule contingency: 60–90 days buffer past target completion. Force majeure provisions: weather, material lead time, labor strike, permit delay. Track via critical path method (CPM) schedule. Major lender draws contingent on schedule + cost variance to budget remaining within 5%.