Ranch modular home
Single story plans from 1,100 to 2,200 sq ft, delivered and set on your foundation.
Setting homes upstate since 2006
Built indoors, set in a day, finished in weeks
Your house is framed inside a climate controlled plant while your foundation goes in, then craned onto the site. Same building code as site built, on a schedule that survives an upstate winter.
20 yrssetting modular homes
540+homes delivered
4 to 6 mocontract to move in
1 daytypical set
How it works
Land, foundation, set, finish
Pricing below includes the home and the set, with site work quoted separately.
Two story modular home
Four box two story plans from 1,800 to 3,000 sq ft with a full basement option.
Site work and foundation
Clearing, driveway, full basement or crawlspace, well and septic where no utilities exist.
Crane set and button up
Crane, set crew, marriage line seal, roof completion, and siding at the seams.
Interior finish and utility hookup
Flooring seams, trim, mechanical tie ins, electric service, and final inspection.
Garage and porch packages
Site built attached garage, covered porch, or deck completed after the set.
About us
We handle the whole thing, not just the delivery
Dave Ferraro started Northline in 2006 after fifteen years as a site builder, mostly because he was tired of losing three winter months a year. We are a builder that happens to use factory built boxes, so we do the site work, the foundation, the set, and the finish. One contract, one number, one person to call.
•Homes built to New York State residential code, the same code as site built
•One contract covering site work, foundation, home, set, and finish
•Factory framing continues through winter, so December does not stall your schedule
•Ten year structural warranty from the plant plus our own one year on site work
Reviews
From owners upstate
“Signed in February, moved in the first week of July, including well and septic. A site builder quoted us fourteen months.”
Kristin D., Ranch home, Lake George
“The set took one day and the neighbors all came to watch. Six years on, no settling issues at the marriage line.”
Ed T., Two story, Greenwich
FAQ
Modular questions people ask
Is a modular home the same as a manufactured or mobile home?
No, and the difference matters. Modular homes are built to the same New York State residential building code as site built houses and are placed on a permanent foundation. Manufactured homes are built to a federal HUD code on a steel chassis. Modular homes are appraised, financed, insured, and taxed as regular real estate.
What does the whole project cost, not just the house?
The home and set start around $168 per square foot, but the finished project is what matters. Add site work, foundation, utility hookups, and finish work, and a 1,600 square foot ranch on raw land typically lands between $340,000 and $420,000 upstate, more if you need a well and septic.
How long does it take from signing to moving in?
Four to six months for most projects. Plant production runs eight to twelve weeks and happens while your foundation is going in, which is where the time is saved. Set day itself is usually one day, and finish work after the set runs three to six weeks.
Can I get a normal mortgage on one?
Yes. Modular homes qualify for conventional, FHA, and VA financing exactly like site built homes, since they are permanently affixed real property. During construction most buyers use a construction to permanent loan, and we work with several upstate lenders who handle modular draws routinely.
Contact
Tell us about your land
Send the parcel address or tax map number and roughly what size home you want. We will come back with a full project estimate, site work included.
Phone(518) 555-0166
Address244 Quaker Road, Queensbury, NY 12804, Queensbury, New York
HoursMon to Fri 8am to 5pm, Sat 9am to 1pm
AreaWarren, Saratoga, Washington, Essex, and Rensselaer counties