Stick Built vs Modular Homes: Costs, Time & Key Differences

People planning a new home often ask the same question:
What’s the difference between a stick-built home and a modular home?

Let’s start with the obvious—“stick built” sounds funny. It almost sounds like someone is assembling a house with twigs and branches. In reality, stick-built homes are simply houses constructed on-site, typically using wood framing.

The real difference between stick-built and modular homes isn’t about quality—it’s about how and where the home is built. This guide breaks down the key differences so you can decide which option makes sense for your project.

Stick Built vs Modular Homes: The Core Difference

• Stick-built homes are constructed entirely on-site

• Modular homes are built in a factory, then shipped to the homesite for installation

• “Stick built” can describe many architectural styles, as long as construction happens on-site

• Some people also use “stick built” to refer specifically to wood-frame homes, as opposed to concrete block homes

No matter how you define it, the construction method is the primary distinction.

Stick Built vs Block Homes (Wood Frame vs Concrete Block)

Some homeowners use “stick built” to mean wood-framed houses, so it’s helpful to clarify the difference between wood frame and block homes.

Wood Frame Homes

• Easier to remodel or expand later

• Better flexibility for additions and layout changes

• Generally lower upfront construction costs

Block Homes

• Extremely durable and weather-resistant

• Popular in areas with hurricanes or extreme climates (e.g., Florida)

• Resistant to termites and wood-destroying insects

• Typically cost more to build than wood-frame homes

Both construction types can result in excellent homes—the builder’s skill often matters more than the material itself.

Stick Built vs Modular Homes: Cost Comparison

Modular homes usually have a cost advantage thanks to factory efficiency. Materials are purchased in bulk, labor is streamlined, and weather delays are eliminated.

• Modular homes can cost 10–20% less than comparable stick-built homes

• Shipping and setup costs reduce some of the savings but rarely erase them

• Energy efficiency is often better in modular homes due to controlled factory conditions

Hidden Costs to Consider

Even with modular homes, buyers should budget for:

• Plumbing and electrical connections

• HVAC installation

• Foundation and site preparation

Overall, modular homes tend to be the more cost-effective option.

Stick Built vs Modular: Build Time

When it comes to speed, modular homes win.

• Modular homes: often delivered in 4 months or less

• Stick-built homes: typically 6–9 months, sometimes longer

Both options still require permits, land prep, utilities, and inspections. However, if speed is your top priority, a factory-built modular home is usually the faster route.

Design Flexibility: Which One Offers More Freedom?

This is where stick-built homes shine.

Stick-Built Homes

• Fully custom to the lot

• Easier to modify during construction

• Fewer size and transport limitations

Modular Homes

• Customizable within factory options

• Layout and size limited by shipping constraints

• Changes after production begins are difficult

If you expect to change your mind mid-build or want a highly customized layout, stick-built homes offer greater flexibility.

Modular vs Stick Built: Garage Considerations

Garages follow similar logic to homes.

Stick-Built Garages

• Built on-site with full customization

• More design freedom

• Higher cost and longer build time

Modular Garages

• Faster and cheaper

• Limited customization

• Require on-site foundation and finishing work

Both options work well depending on budget, timeline, and design expectations.

Which Is Better: Stick Built or Modular?

There’s no universal winner—it depends on your priorities:

Conclusion

The real difference between stick-built and modular homes comes down to construction method, cost, speed, and flexibility. Stick-built homes offer unmatched customization, while modular homes deliver faster timelines and lower costs through factory efficiency.

By understanding these trade-offs, you can choose the building method that best fits your budget, timeline, and long-term plans.