Warsaw Modular Homes Builder

We typically service within a 250-mile radius of Warsaw, Indiana for “Foundation & Finish” jobs, and anywhere we have a local Project Manager for “Turn-Key” jobs.

You can check out our service areas by clicking here. If your site is located outside our typical service area, give us a call, and we’ll discuss your situation. There are cases where we can travel further.

Currently, in Indiana, here are some of the counties we service:

• Elkhart County
• Lagrange County
• Noble County
• Whitley County
• Allen County
• Kosciusko County
• Wabash County
• Fulton County
• Marshall County
• Starke County
• LaPorte County
• St. Joseph County
• All other Indiana Counties

In Indiana, we service Northern Indiana and North West Indiana, and we build Modular Homes in North East Indiana, as well as all other parts of Indiana.

In Michigan, we serve the following counties:

• Berrien County
• Cass County
• Saint Joseph County
• Van Buren and Kalamazoo Counties, as well as all other counties

The top cities we serve in Indiana include the following:

• Elkhart
• South Bend
• Goshen
• Mishawaka
• La Porte
• Plymouth
• Nappanee
• North Judson
• Winamac
• Rochester
• Warsaw
• South Whitley
• Syracuse
• North Webster
• Churubusco
• Kendallville
• Angola
• Lagrange
• Shipshewana
• Middlebury
• Bristol
• Granger

The top cities serviced in Michigan include the following:

• Sturgis
• Constantine
• Three Rivers
• Paw Paw
• Dowagiac
• Edwardsburg
• Niles
• Cassopolis
• Benton Harbor
• Buchanan
• Three Oaks

In Michigan, we typically build modular homes in South West Michigan, South Michigan, and some of South East Michigan.

The “Home-Only” pricing on our website includes the HOME itself (built to our standard specifications), sitting at the factory ready to be delivered to your lot. We also Deliver & Set every home we sell, but this cost is not included in the Home-Only price, as it depends on your location.

Please CLICK HERE to review our Home-Only Process page for a detailed look at the process when you get just the modular home itself from us. The interior of the home comes complete with cabinets, doors, trim, windows, carpet/linoleum, tubs, toilets, mirrors, electrical and plumbing fixtures. The walls are even painted with our high quality paint/primer combo! Depending on your location, we can also complete the interior/exterior finish work, which includes installing siding on the ends of the home where the sections join together, finishing shingles on the roof where the sections come together, and the drywall/trim/flooring button up on the inside where the home sections join together. All doors/trim/cabinets/etc that are NOT located on the marriage line (where the sections come together) will already be installed. If you are further away than 75 miles, WE CAN STILL DELIVER AND SET A HOME FOR YOU, but we may not be able to do the siding or interior button up, depending on your individual situation. Call us if you have questions on this.

It’s important to understand that the real life pictures and computer generated artists renditions you see on our website typically show optional home upgrades (like fireplaces or quartz countertops), or other things like site-installed hardwood flooring or custom site-installed tile showers that are not included in the Home-Only price. Your home will also need a foundation, septic system, water supply, utility connections, etc., which are not included in the Home-Only pricing.

Please Note: Unless specifically noted in the description, the 2nd floor of our Cape Cod Modular Homes will come as unfinished attic space for the price shown (Two-Story modular homes always come finished upstairs).

The pictures and elevation drawings you see on our website often show finishes and items that are optional and priced separately from the home price listed.

Here is a partial list of things that are considered upgrade/optional for your new modular home:

• Dormers on the house
• Garages
• Porches & Landscaping
• Metal Roofing
• Concrete Driveways
• Stone Veneer on the Exterior of the Home
• Premium Vertical Siding
• Kitchen Appliances & Stone Countertops
• Solid Hardwood Doors
• Laminate Floors, Hardwood Floors, or Ceramic Tile Floors
• Premium Cabinets (Hickory, Cherry, etc.)

Please contact us for a complete list of standard specifications for your home.

Setting and Finishing includes everything needed to get the interior of your modular home “move-in-ready.” (Furnace/AC are bid separate)

“Setting & Finishing” includes setting and fastening the modular home to your foundation, fastening the various sections of your home together, crane rental fees (assuming normal lot conditions), finishing roof venting and ridge cap shingles, house-wrap and siding installation on ends, aluminum soffit and fascia installation, porch light installation, interior marriage-wall drywall finish and trim work, repairing any transportation cracks in drywall, ceiling texturing at the marriage wall, carpet and linoleum transitions, adjusting interior/exterior doors as needed, and final interior touch-ups as well as a final sweep and vacuum. Everything you need to get the interior of your custom modular home move-in-ready!

The HVAC system (Furnace and A/C), water heater, home foundation, garages, porches, and all Major Utility Connections such as well and water main hookup, sewer system and drains under home, electric service and hookup, and gas service and piping hookup are not included in the Setting & Finishing.

You can usually move into your home within 90 to 120 days from the home setting, depending on the complexity of your project.

For custom modular homes in Northern Indiana and Southern Michigan, the time frame is typically 90 to 120 days. The 90 to 120 day estimated time frame starts when we set your home on the foundation. KEEP IN MIND: after we have ordered the home there will be a period of time waiting for the home to be built at the factory. The amount of time we have to wait for the factory to build the home fluctuates throughout the year, and can be anywhere from 6 weeks to 8 months, depending on many factors. We order your home as soon as we have the building permit, a closed construction loan (or cash in hand), and a finalized list of home options/décor selections.

2022 UPDATE: CURRENT MANUFACTURER LEAD TIMES ARE LONGER THAN USUAL. ESTIMATED LEAD TIMES ARE LISTED WITH EACH HOME.