Quick Answer
Modular Homes 400 sells 29 Parkland Series models priced from $175,697 to $321,902 for the home itself — 1 to 3 bedrooms, 560–1,405 sq ft, priced as of May 8, 2026. Delivery, crane-set and installation are quoted per site, and the concrete slab or pad these homes sit on adds roughly $12,000–$22,000. Ontario's enhanced HST rebate — now law — may return the full 13%.
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2026 Modular Home Prices in Ontario — Our Parkland Series
Every figure below is the price of the home itself, for all 29 Parkland Series models we sell, as of May 8, 2026. Delivery, crane-set and installation are quoted per site because they depend on distance and access. The foundation adds on top — for these homes a concrete slab or pad, roughly $12,000–$22,000 (see below).
| Bedrooms | Models | Size | Our Price (home only) | Regular Price |
|---|---|---|---|---|
| 1 bedroom | 2 | 580–648 sq ft | $178,262–$181,468 | $187,644–$191,019 |
| 2 bedrooms | 21 | 560–1,315 sq ft | $175,697–$319,337 | $184,944–$336,144 |
| 3 bedrooms | 6 | 1,023–1,405 sq ft | $278,297–$321,902 | $292,944–$338,844 |
What's Included in the "Installed" Price
When Modular Homes 400 quotes an installed price, it includes:
- Factory-built home with standard finishes
- Delivery to your site (within a standard radius)
- Crane-set or carrier-set on your foundation
- Module joining and exterior sealing
- Standard electrical, plumbing, and HVAC tie-ins
- CSA factory certification documentation (A277 modular or Z240MH manufactured)
- Foundation (see below)
- Site preparation (clearing, grading)
- Well and septic (rural properties)
- Municipal connection fees (urban/suburban)
- Driveway and landscaping
- Permit fees (typically $2,000–$8,000)
- Optional upgrades and custom finishes
Foundation Costs — The Biggest Variable
Foundation type dramatically affects your total cost. What we sell sits on a slab, pad or piers — not a full basement. Every General Coach home is set on a foundation, but none goes on a full basement or crawlspace: Parkland Series homes sit on a concrete slab or pad, ADU Series units on piers or a pad, and the Casa Duro Kubie 160 on helical screw piles or a prepared pad. The table covers factory-built homes in Ontario generally:
| Foundation Type | Cost Range | Best For |
|---|---|---|
| Engineered slab | $12,000–$22,000 | Flat lots, cost-sensitive buyers |
| Crawl space | $18,000–$32,000 | Storage access, moderate climate |
| Full basement (unfinished) | $35,000–$65,000 | Storage, future finishing potential |
| Full basement (finished) | $65,000–$110,000 | Maximum living space |
The Enhanced HST Rebate — Now Law: Full 13% Back
New modular homes in Ontario qualify for HST rebates administered by the Canada Revenue Agency — and as of June 2026, Ontario's enhanced HST rebate is law: on agreements of purchase and sale signed April 1, 2026 – March 31, 2027, buyers recover the full 13% HST, up to $130,000, on a qualifying new home up to $1M.
On a $265,000 modular home, that's roughly $34,000 back. Owner-occupants may have the rebate credited at closing where the purchase agreement provides for it (arranged with the manufacturer and your lawyer); investors buying to rent pay the HST at closing and claim it back from the CRA afterward. Many buyers are unaware this applies to modular homes — do not miss it. See our HST rebate guide for the full mechanics.
Cost Comparison: Modular vs. Site-Built vs. Condo
| Modular Home | Site-Built Home | Condo (Toronto) | |
|---|---|---|---|
| Price per sq ft (2026) | $222–$339 (home only) | $285–$425 | $950–$1,400 |
| Timeline | 4–6 months | 12–24 months | 2–5 years (preconstruction) |
| Customization | High | Full | Very limited |
| Land required? | Yes | Yes | No |
| Monthly condo fee | None | None | $500–$1,200 |
55+ Community Pricing (Fountainhead Villages Model)
In a modular land-lease community — the model our own Fountainhead Villages communities are being developed on — buyers purchase the home but lease the land. Illustrative figures:
- Home price: ~$265,000
- Down payment: 5–10% ($13,250–$26,500)
- Monthly mortgage (est.): ~$1,350–$1,500 (25-year amortization)
- Monthly land lease: ~$600–$900
- Total monthly housing cost: ~$1,950–$2,400
Compare this to a retirement home at $5,000–$8,000/month or a Toronto condo at $3,500–$5,000/month all-in.
Frequently Asked Questions
What is the cheapest modular home available in Ontario?
The most affordable Parkland Series home we sell is the Pinewood — a 2-bedroom at 644 sq ft, from $175,697 for the home itself, priced as of May 8, 2026. Delivery, installation and the slab or pad it sits on are quoted separately. Contact Modular Homes 400 for current availability on starter models.
Does the price include land?
No. Modular home prices are for the home only, delivered and installed on your land. Land must be purchased separately, or you can enter a land-lease community where you lease the land monthly.
Are modular homes cheaper than traditional homes?
Generally yes, and considerably faster. The savings come from factory efficiency, no weather delays and a much shorter build. Our models run $222–$339 per square foot for the home itself, while site-built construction in Ontario is commonly quoted at $285–$425 per square foot all-in. Those two figures are measured on a different basis, so we don't publish a single percentage saving — ask us to compare against a specific builder quote.
Can I get an HST rebate on a new modular home?
Yes. New modular homes qualify for Ontario's enhanced HST rebate, now law: agreements signed April 1, 2026 – March 31, 2027 recover the full 13% HST, up to $130,000, on a home up to $1M. On a $265,000 modular home that's roughly $34,000. Your lawyer confirms eligibility and handles the claim — or any credit at closing, arranged with the manufacturer.
How much does a modular home cost per square foot in Ontario?
Our Parkland Series models work out to $222–$339 per square foot for the home itself, before delivery, installation and foundation — priced as of May 8, 2026. Site-built construction in Ontario is commonly quoted at $285–$425 per square foot, though that is usually an all-in figure, so the two aren't directly comparable. For a given model we'll quote the home, the delivery and the installation as separate line items.
How long does it take to build and install a modular home in Ontario?
A modular home in Ontario typically takes 4 to 6 months from order to move-in, covering the factory build, delivery, and installation — significantly faster than the 12–24 months typical for a comparable site-built home in Ontario.