Buying guide for best prefab homes
Ready to buy now? Shop the best:
Prefab homes, or tiny homes, are a more affordable way to achieve the dream of owning your own house. A prudent shopper can save money while maintaining an impressive quality of life as they reduce their environmental impact and conserve energy. The best prefab homes are sized for your needs and have all the features you crave to live in comfort and style.
BestReviews has studied the market to learn what options are available. Our team of experts has created a list of criteria that you can use to help you quickly discover the models that are right for your needs. We also used this list to evaluate the overall quality of prefab homes so we could give you a better idea of which ones are the best in different categories.
If you're ready to add an ADU to your backyard, the sturdy FrameUpNow Barton ADU 680 is a terrific choice. We love its attractive and spacious two-bedroom, one-bathroom design.
Editors' picks
FrameUpNow Barton ADU 680
Editors’ Favorite
Coverage Area: 680 sq ft | Number of Bedrooms: 2 | Number of Bathrooms: 1 | Warranty: 50 years
The Barton ADU offers a 680-square-foot layout with a steel-frame kit that makes building your prefab home easier. Whether you want a guest house, a place for family to spend time together, or a place to work, this frame kit is a great starting point.
The kit includes framing components, fasteners, plans and a materials shopping list, so you don’t have to guess what you need. The steel frame is resistant to termites, rot and warping, making it more durable than traditional wood framing, which doesn’t hold up as well. You can create a charming exterior with a modern wooden board-and-batten design, plus vaulted ceilings and windows you can see from outside for a spacious feel.
You'll still have to budget for several additional costs since this isn’t a completed home, but it’s a great frame. It features two bedrooms and a bathroom, so it’s one of the best options if you want a full-fledged guest house.
FrameUpNow Cottage-Flat-Tiny-384
Great Value
Coverage Area: 384 sq ft | Number of Bedrooms: 1 | Number of Bathrooms: 1 | Warranty: 50 years
Prefab homes aren’t cheap, but the Cottage Flat 384-square-foot frame kit is a terrific value pick if you want something a little more affordable and don’t mind building it yourself. You’ll get a more modern-looking home than some of our other top picks, making it well-suited for an office or studio.
This single-story layout features one bedroom, one full bathroom and a living area that makes the most of the space. The compact footprint is ideal for anyone looking to downsize or create a separate living space without a massive build, making it a more practical choice in many scenarios. The kit includes the frame components and plants to help you get started.
Although you still need to account for additional building costs, this is much more affordable than many other prefab homes. It’s not as big, but it’s a solid choice if you’re OK with a smaller living space for cozy relaxation or an at-home office.
Best Backyard Office
Coverage Area: 104 sq ft | Number of Bedrooms: 0 | Number of Bathrooms: 0 | Warranty: 12 years
If you’re lucky enough to work from home but don’t have a dedicated workspace, we recommend this prefab home as your home office solution. The CANOPIA by PALRAM Copenhagen Studio Shed gives you the space you need to focus on work or enjoy your favorite hobbies.
This backyard studio features a Scandinavian design and large front panels for a contemporary look. The double doors open wide, and the two adjustable windows and a sunroof panel let you customize how much natural light enters your home throughout the day. It even includes a shade for sunnier days, and the walls have space for wiring and pipes so that you can run electricity, internet or water.
With triple-wall construction and sturdy framing, this prefab home is a great choice if you want extra living space without the hassle of a complex build. You can use it as an office, studio or private relaxation area.
Best Spacious Tiny Home Kit
Coverage Area: 990 sq ft | Number of Bedrooms: 2 | Number of Bathrooms: 2 | Warranty: 50 years
If you don’t mind spending a little more for more living space in your prefab home, we highly recommend the Russett ADU 930. With 930 square feet of interior space, it offers the perfect layout for a guest or family home.
You’ll get two bedrooms, two bathrooms and an open-concept space that makes the living and dining room feel much larger than in smaller homes. The verandah off the kitchen is perfect for a chat or a bistro patio set, so you can relax outside and enjoy a meal or a drink when the weather calls for it. You can build the exterior with horizontal vinyl wood siding and a corrugated metal roof, so you can customize it to lean more rustic or contemporary, depending on your preference.
It might be overkill if you just want a quiet space to relax or work, but if you’re looking for a comprehensive additional living space, it’s absolutely worth a look. The design is super charming, even in a more modern build, and the number of bathrooms and bedrooms makes it great for extended stays.
Best Mid-Size ADU Frame Kit
Coverage Area: 896 sq ft | Number of Bedrooms: 1 | Number of Bathrooms: 1 | Warranty: 50 years
The Mulberry ADU is a fantastic mid-tier option if you want something bigger than most tiny prefab homes. It’s an 896-square-foot home that works well as a guest house, studio or dedicated workspace for hobbies or professional projects.
The design includes one bedroom, an open living area and a covered porch, a nice touch for those who want extra outdoor space without taking up too much room. You can build it however you prefer, but many users choose a mix of metal cladding panels and smooth stucco for a texturally rich design. The home's wide, low-profile design gives it a modern look, while the large windows and glass doors let in plenty of natural light.
While it’s not cheap, it's significantly more affordable than some other premium prefab homes and still offers plenty of open living space. You’ll have enough room for furniture, equipment, electronics, appliances and anything else you need to make the most of your new space.
Best Wood Frame Building Kit
Coverage Area: 476 sq ft | Number of Bedrooms: 1 | Number of Bathrooms: 1 | Warranty: 1 year
Although it has “shed” in its name, the Studio Shed Summit 476A offers 476 square feet and is designed more as a complementary home than a simple storage shed or small studio.
The layout includes a separate bedroom with closet space, a full bathroom, a kitchen and a living room, where you can set up a desk, a TV or an art studio. Large windows and glass doors are a huge plus for bringing in more natural light throughout the day, and you can also customize window and door options to suit your preferences.The framing is super durable, and the modern aesthetics make it a top choice for those who want a more modern-looking prefab home. It’s also one of the easier homes to build, requiring basic tools and moderate DIY skills. It’s pricey, but its superior construction holds up better than some cheaper models.
How we analyzed the best prefab homes
Shopping for a prefab home is no different from shopping for any other product: You want to find the highest-quality model that has everything you need at a price that fits your budget.
To help you accomplish that, we curated a list of the most important features to look for in a prefab home. We used that list to evaluate the dozens of models that made it through to our favorites, so we could find the very best prefab homes in every category, whether you’re looking for a primary home, a vacation home or a backyard spa.
Key features to consider
Size and layout
Square footage
The average prefab home is only about 400 square feet. While this may be ideal for some, it could be too small if you have more than a couple of occupants who have storage needs or want more amenities. Alternatively, if you're looking for a tiny guest house or living space for one, 400 square feet might be unnecessarily large. If your small home isn't sized for you, you will not be taking full advantage of the benefits of owning a prefab home.
Open layout
One trick to making your prefab home feel much more spacious is to look for a model with an open layout. Typically, this means a floor plan that combines several spaces, such as the kitchen, the dining area and the living room, into one larger area that is more inviting. Additionally, this can provide better airflow and offer the possibility of greater energy efficiency because you are only heating, cooling and lighting one space instead of several rooms.
Loft or main-floor bedroom
When it comes to the main bedroom, you have two options in a prefab home: a main-floor bedroom or a loft. A main-floor bedroom is best for people who may have mobility issues or prefer easy access to everything on one floor. If you opt for a loft, it helps maximize your overall living space, giving you more room for living downstairs, while providing a greater privacy when sleeping. A loft won't have much headroom and may feel a little claustrophobic to some, so keep this in mind when choosing your layout.
Mobility and foundations
Tiny house on wheels (THOW)
One benefit of having a tiny home is it can be yours to take with you if you ever move. A tiny house on wheels is built on a trailer, so it can be easily transported. It’s important to look for a model that meets Recreational Vehicle Industry Association standards to be certain it is roadworthy.
- Pros: When you purchase a tiny home on wheels, you have the flexibility to relocate without purchasing another home. In some areas, the permitting process is easier for this type of tiny home.
- Cons: If you are interested in mobility, you may have to sacrifice overall space, which could require downsizing. Additionally, a home on wheels offers potentially less protection from extreme weather.
Permanent foundation prefab home
If you are not planning on relocating in the foreseeable future, you may want to consider a permanent prefab home that is built on a foundation. These models can be connected to essential utilities, such as water, sewer and electricity.
- Pros: A permanent prefab home has all the benefits of a full-size home: durability, stress-free utilities, and it is an investment that might increase your property value.
- Cons: The biggest downside to a permanent structure is that it will be subject to building codes and zoning restrictions. You will also need to own or have long-term leasing on your land.
Materials and build quality
Sustainable materials
If we want to continue to thrive in the future, manufacturers need to prioritize sustainable, eco-friendly materials. Prefab homes that use materials, such as reclaimed wood, recycled plastic and recycled steel, are a great option for individuals who wish to support companies with sustainable business practices.
Durability
Prefab homes may be small, but it shouldn't mean they are disposable. The best models are built to last. If you want an investment that is going to keep you warm, safe and dry for many years, look at prefab homes made with durable framing, such as steel or reinforced wood, weather-resistant exteriors, such as metal roofing or fiber cement siding, and high-quality insulation. If you do this, you’ll have a home that lasts anywhere from 30 to 50 years.
Off-grid options
One advantage to having a tiny home is that it’s much easier to live off-grid. With reduced power needs, solar panels are an option, as are composting toilets and rainwater collection systems. If you are looking for a little relief from energy bills, be sure the tiny home you are considering is suitable for (or comes with) off-grid living options.
Insulation and energy efficiency
High-quality insulation
It's easy to overlook, but a crucial part of being happy in your prefab home is insulation. If you live in a region that has cold winters, hot summers or both, you need high-quality insulation to stay comfortable and to help keep energy bills to a minimum. While spray foam is arguably the best option, you can also choose fiberglass, rock wool, foam board and denim cotton.
Energy-efficient windows
When it comes to windows, double- or even triple-pane windows are the way to go for energy efficiency. The inert gas between the panes of glass greatly diminishes the transfer of heat either in or out of your prefab home. As a bonus, these types of windows also help prevent distracting outdoor noise from entering your home.
Energy-efficient appliances
As a final step to creating an energy-efficient prefab home, consider adding energy-efficient appliances. Some of the most common options are LED lighting, induction cooktops and compact refrigerators. If you have a thermostat, invest in a smart upgrade. A tankless water heater is also a wise option because it heats your water on demand — no need for a storage tank.
FAQ
Q. How much do prefab homes cost?
A. Smaller kits on the lower end usually cost about $10,000 to $20,000. Mid-tier prefab home frames are typically $30,000 to $70,000. Large, premium modular homes can cost well over $80,000.
Q. What is the downside to a prefab home?
A. The upfront cost doesn’t reflect what you're actually going to spend on one. In most cases, you’re only paying for the frame, so you need to account for additional costs like materials, installation and permits.
Q. What is the typical lifespan of prefabricated homes?
A. Just as with a house, the lifespan of a prefab home depends largely on how it's built, the materials used, the climate and how well it's maintained. However, you can expect any well-built prefab home to last 50 to 100 years.
Our expertise
The first unofficial job Allen Foster had was cleaning homes that were under construction for his older brother. At a very young age, he learned what it takes to make a structurally sound home. After college, he worked in construction, repairing oceanfront homes at the Jersey shore. Decades later, he was able to offer his insights on tools and home repair when he started writing for BestReviews. Allen doesn't just bring book knowledge to his articles but has real-world, hands-on experience that informs his writing.
Kevin Luna has a love for all things tech, sports, fitness, tools and gadgets. As a longtime writer for BestReviews, he enjoys writing engaging, high-quality guides to help shoppers make smart buying decisions.
