How much do your homes cost?

PRICING: There are also a number of factors that influence pricing such as engineering requirements (snow loads, seismic zone, climate zone, etc.) shipping distance, etc. For that reason, we can't display exact pricing on our website. In general, the homes cost slightly less than a comparable site-built home.  However, you get a precision-built home much faster and hassle free.

As an example, in a low-cost area where the average construction cost is around $130 per square foot, our kit homes may cost about the same. In a high cost area where average construction cost is closer to $300 per square foot, our cost should be slightl lower. The reason for this, is that much of the home is still assembled onsite using local subcontractors that charge much higher rates in some areas.

Where are you located?

Our current factory is located at 5547 South 5th Ave, Pocatello ID 83204. It’s about a 2-hour drive north of Salt Lake City UT. We have another factory under construction in Cedar City UT.

Do you have more floor plans or larger homes?

Frontier We have additional floor plans but only sell them if you are an investor or developer looking for multiple homes. We can also design semi-custom homes if you are looking for over 10 homes. We do not offer custom homes for single buyers. If you are looking for multiple homes or a multi-family housing project, we can customize the homes to fit your specific circumstances and land.

Can we make modifications to the plans?

The overall dimensions and size of the home cannot be modified. There is some flexibility with the interior walls, windows, and door locations in the home. We will try our best to adapt our floor plans to meet your specific building lot and needs. However, it does cost extra to make modifications to the plans. The fee to make modifications to plans are $5,000 minimum.

Following are examples of changes we can make:

  1. Make a room smaller or bigger.
  2. Add or delete closets.
  3. Change the overall look of the home by using different siding, roofing, door styles, etc.

Do you sell direct or through dealers?

We sell through local contractors that purchase our kit homes and assemble them onsite. They take care of all the additional onsite work and manage the construction process in your local area. Please contact us to find out if we have a local builder in your area.

Are Timberhawk Homes considered manufactured homes?

NO. Manufactured homes are built to a less stringent building code (HUD Code). Timberhawk homes are built to the same building code as any other site-built home. As far as banks, lenders and appraisers are concerned, the home is no different than any site-built home.

We build your home to the International Residential Code (IRC) or the International Building Code (IBC). These are the same building code as most site-built homes in the United States and are the highest standard.

What building code are your homes built to?

What about inspections?

Inspections are no different than site-built homes. For the kit homes, the home is assembled onsite and the local building official does the inspections onsite after the structure is assembled. The only inspection generally completed in the factory is the shear wall nailing inspection because we cover up the structural sheathing with insulation and exterior siding. All inspections completed in our factory are done by certified, 3rd-party inspectors. We work directly with your local building department to simplify the inspection and permitting process.

Can you ship the home anywhere?

The kit homes can be shipped up to 750 miles because the shipping cost of a kit home is less than the cost of shipping a modular home. Keep in mind that the further you are from our factory, the more expensive it will be.

Are Timberhawk Homes considered sustainable and green?

Yes. Our homes generate about 80% less waste than standard site-built homes. In addition, because we focus on energy efficiency, your home will require less energy and natural resources to maintain and enjoy.

Can you build LEED certified homes?

Yes. However, there are some additional costs associated with LEED certified homes because of additional inspections, testing and planning. In general, a LEED certified homes cost about 10% more.

How much does it cost to ship?

That depends on the home. Please refer to the specific home you are interested in for shipping costs.

What type of foundation is required for the homes?

Timberhawk Homes go on permanent foundations just like any standard home. The homes can be built on slab on grade crawl space stem wall foundations or basement foundations depending on your local area and requirements. We do not build tiny homes, manufactured homes or homes that permanently stay on the trailer.

Can I save money by buying just the shell?

Yes, you are not required to purchase our finish kit. If you want you can purchase only the shell of the home and buy all the interior finishes elsewhere. However, you should save money by also purchasing our finish kit as a complete package.

How long does it take to get my home from when I place the order?

That depends on our current workload and production schedule. Contact us to find out.

Do you have model units we can come see?

Most of the time. We are usually rotating different model units at our factory in Pocatello ID. Contact us to find out if we do at the time.

How long have you been in business?

Over 20 years as a general contractor. We’ve built over 500 homes. We’ve been building prefab kit homes and modular units since 2009.

How can I get a discount or save money?

We offer discounts to land developers and investors interested in working with us on complete housing developments

When do I need to pay for the home?

We require a $3,500 deposit to begin the design and engineering of your home. The next payment is a 30% deposit when we begin construction of your home in the factory. The final payment is due when the home is completed and shipped to your building lot.

Do you assemble the kit homes?

We do not act as the general contractor, however we do have crews that will assemble the exterior shell of the home at the site. This includes all framing, roofing, siding, decks, soffit, fascia, windows, doors, etc. Basically, the home looks completed from the outside.

We work thorough local contractors who act as the general contractor. We do provide all the plans, documents and engineering needed for the onsite construction.

Do you offer a warranty?

We offer a full warranty against manufactures defects.

Do you offer off-grid options?

We can pre-wire the home for future solar power, but the final installation is done onsite by the local contractor.

Are your modular units legal where I live?

Absolutely. Our homes are no different than any site built home. They are built to the same building code and bankers and appraisers see them no differently then a standard site-built home. You should check with your local planning department and HOA to verify that the size and style is accepted in your area.


Will there be any damage to the structure during transport?

Sometimes there can be some minor cosmetic damage. We provide extra materials if needed to fix any cosmetic damage.

How long will my homes last?

As long as any other site-built home with proper maintenance – 50 years +.

Do the homes come 100% completed?

No. The kit homes are delivered as a kit of parts – wall panels, roof panels, components and a finish kit. The entire home is assembled onsite.

How long before I need to re-stain or paint the exterior siding?

That depends on the exterior finish you choose. Wood last about 5 years before you have to refinish. Other materials can last up to 30 years.

Do you build custom floor plans?

Only for a project with 10+ homes so that we can allocate the additional cost of associated with a new floor plan between many homes. We do not build one-off custom homes. The reason is that it cost much more to build a custom home than to build from one of our pre-engineered floor plans. Here is why:


DESIGN: Our plans usually have already been designed and engineered and are submit-ready, meaning they are ready to submit to a building department for approvals. This costs a lot: between $2,500 and as much as $10,000+ for some states like California. If we make changes to those plans, we need to update all the design, engineering, HVAC calcs, mechanical, plumbing, heat loss calcs, etc. Small changes have a ripple effect on the rest of the plans and construction documents. This all adds to the cost of the home.

SHOP DRAWINGS: Our designers and engineers often have to redo everything. We draw every stud, every floor joist, every shelf, every cabinet, etc. It cost up to $5,000 in additional labor to do this.

PURCHASING: The purchasing employee spends A LOT of time working on quantity takeoffsfor custom plans - every stud, cabinet, door knob, floor trim, etc. This cost as much as $5,000. In addition, on our stock plans, we can order exact materials because we’ve refined what we need for that particular plan. With a custom home, we need to order extra on everything, as we try to figure out exact quantities on a home we’ve never built before - This has cost us from $3,000 to $10,000 depending on the home.

BIDS AND LABOR: Sub-contractors and our piece-rate employees have set rates for our stock plans. We get them to lower their prices because they know exactly what they are doing, how long it will take, etc. On new custom plans, they always figure a little higher because of the unknown involved in a new, custom home.

PRODUCTION TIME: A custom home takes about 2x as long to move through the factory as a stock floor plan. We allocate our overhead expenses to each job. If a custom job takes 2x as long to build, it is allocated 2x as much overhead expense.

All of these factors add to our overall production cost of a custom modular home. Based on our financials over the past year, a custom home of the same size cost us between $10,000 and $40,000 more than a stock floor plan.