Modular ADU vs. Stick-Built

Prefab vs Stick‑Built ADUs in Florida

When it comes to building tiny homes, two common construction methods are traditional stick‑built units and prefabricated (prefab) units. Each approach impacts cost, timeline, customization, financing, and how the structure performs under Florida’s weather conditions.

What Is a Stick‑Built tiny home?

A stick‑built ADU is constructed entirely on your property using traditional framing methods. Lumber is cut to size and assembled on the foundation by a crew. This method allows for greater customization, flexibility in layout, and easier integration with existing utilities. However, it generally takes longer to complete and may be more labor‑intensive than prefab construction.

What Is a Prefab tiny home?

A prefabricated ADU is built partially or fully in a factory, then transported to your property and installed on a prepared foundation. Prefab units can range from modular structures to panelized kits. They are often faster to install, with more predictable timelines and potentially lower labor costs. In Florida, it’s important to verify that any prefab tiny home meets local building codes, hurricane resistance standards, and zoning rules.

Comparing the Tradeoffs

Both prefab and stick‑built ADUs have benefits and limitations. Stick‑built offers maximum flexibility in design and finishes, while prefab emphasizes speed and efficiency. Florida homeowners should also weigh factors such as hurricane safety requirements, financing options, and appraised value when deciding which build type to pursue.

Manufactured tiny homes in Florida

Manufactured ADUs are built entirely in a factory and then transported to your property. Before 1976, these were commonly referred to as mobile homes, but updated federal standards now classify them as manufactured homes. Most manufactured tiny homes come in limited, pre-designed models with fewer customization options.

While manufactured tiny homes can be a lower-cost option, Florida homeowners should be aware of zoning restrictions, hurricane-resistance requirements, and potential challenges with financing and appraisals. Not all properties will qualify for a manufactured ADU, so always confirm local code compliance before moving forward.

Modular tiny homes in Florida

Modular ADUs are another type of prefabricated housing. In this method, sections of the unit are built in a factory under controlled conditions and shipped to the property for assembly. Because site preparation and module construction can occur in parallel, modular projects are often faster than traditional stick-built construction.

Unlike manufactured ADUs, modular ADUs are built with box-like framed sections that include walls, floors, and plumbing. Once transported to the site, these modules are connected and finished to create a complete unit. This approach improves quality control and can reduce labor costs, but customization options are usually limited compared to stick-built tiny home.

Manufactured vs Modular Tiny Homes: What’s the Difference?

The main distinction lies in how they are built and classified. Manufactured ADUs are built to federal housing standards and transported as nearly finished homes, while modular ADUs are factory-built sections that must be assembled and completed on-site. Both may face challenges with financing, appraisals, and zoning in Florida. Stick-built ADUs remain the most flexible choice if full customization and long-term property value are top priorities.

Advantages and Disadvantages of Prefab Tiny Homes in Florida

Deciding whether prefab or stick-built works best for your ADU project depends on your priorities: budget, customization, construction speed, financing, and long-term property value. Each build type has tradeoffs, and the right choice comes down to what matters most for your home and lot.

Customization and Design Flexibility

Manufactured and modular tiny homes usually come with a set of predesigned floor plans and limited layout changes. Options like moving doors, resizing windows, or shifting room arrangements are often restricted. This can be challenging on Florida lots that have irregular shapes, large trees, or strict setback requirements. By contrast, stick-built ADUs are designed and built fully on-site, allowing greater flexibility to match your property’s layout, maximize privacy, or take advantage of outdoor space.

A simple way to think about it: stick-built ADUs are like a tailored suit, while prefab ADUs are more like ready-to-wear.

Cost and Financing Considerations

Prefab ADUs can sometimes have lower up-front costs and more predictable pricing, but financing options for manufactured and modular units may be more limited in Florida compared with stick-built tiny homes. Because appraisal values are tied closely to how the unit is classified, some lenders may view manufactured or modular ADUs differently, which may affect refinancing or resale value.

Construction Timeline and On-Site Speed

One of the biggest advantages of prefab ADUs is speed. Units are built in a factory while your property is being prepared, which can shave weeks off the overall project. Once delivered, installation can be quick compared to full stick-built construction. However, prefab installation in Florida still has to account for site prep, utility hookups, and inspections for storm-resilience requirements.

Logistics and Site Challenges

Prefab tiny homes are transported in large sections or whole modules, which means they need clear site access. Narrow lots, overhead power lines, dense trees, fenced yards, or nearby structures can make delivery and placement more complicated. In some cases, cranes may be needed to set the unit in place, adding extra costs and planning.

Customizable Prefab Options

Some companies now offer customizable prefab ADUs that balance efficiency with better adaptation to site conditions. These units may allow small adjustments to better fit setbacks or privacy needs. Even so, Florida homeowners should carefully evaluate delivery logistics and hurricane safety compliance early in the planning stage to ensure prefab construction is a realistic option.

Manufactured and Modular Tiny Homes Costs in Florida

At first glance, many homeowners expect prefab ADUs to cost far less than stick-built units. In reality, once you factor in permitting, site work, utilities, delivery, and finish materials, the overall costs often come out similar, especially for larger ADUs. For very small units, pre-designed prefab models may be cost-effective, but only if they fit the lot without major adjustments.

Be sure to clarify what is included in each proposal. Plans, permits, utility connections, delivery fees, foundation work, and finishes can all trigger unexpected costs if not accounted for. Florida homeowners should also note that manufactured and modular tiny homes typically require larger deposits up front since much of the construction happens off-site in one phase. This can make them harder to finance compared to stick-built ADUs, where payments are usually spread across project milestones.

Manufactured and Modular Tiny Home Timeline

One of the biggest selling points of prefab ADUs is speed. On-site construction can often be completed in just a few weeks, compared to several months for traditional stick-built construction. However, the total project timeline still depends on factory production schedules and permitting. In Florida, homeowners should expect 2–3 months for permits, plus another 4–6 months for factory build and delivery. While installation may take only a few days to a few weeks once delivered, the overall move-in timeline is often similar to stick-built ADUs.

Another consideration: prefab manufacturers typically have limited production capacity. With demand growing, homeowners may face long wait times before their unit is even scheduled for build.

Comparing Valuation and Financing: Manufactured vs. Stick-Built Tiny Home

ADUs can boost your property’s value, but how much depends on the construction type. Stick-built tiny homes usually appraise higher because they can be designed to seamlessly match the primary home with the same rooflines, siding, and finishes. Lenders and buyers often view stick-built ADUs as more “permanent” and valuable.

Manufactured ADUs, on the other hand, may face challenges. They often require raised or non-standard foundations, which can create a different look compared to the main house. While some buyers may not mind, appraisers and lenders usually do, and that perception can affect both financing options and resale value. In Florida, where hurricane codes and property aesthetics matter, this difference can be significant.

Financing Considerations in Florida

Securing a loan for manufactured or modular ADUs can be more difficult, as not all lenders are willing to finance these structures. Options may be limited depending on your region. Stick-built ADUs, by contrast, usually qualify under traditional construction loans, home equity loans, or home equity lines of credit (HELOCs).

If you purchased your home several years ago and have built up equity, financing a stick-built ADU may be easier and ultimately add more value to your property than going with a manufactured or modular option.

A Balanced Approach: Traditional Craft Meets Modern Innovation

While prefabrication may promise efficiency, many Florida homeowners discover that stick-built tiny homes offer both flexibility and superior integration with their property. Still, there are lessons from factory-style building that can make the stick-built process more predictable and efficient.

Our recommended approach combines the strengths of traditional on-site, wood-framed construction, treating every stage of the project systematically, using defined processes, reliable workflows, and technology-driven project management. Even when a project requires customized adjustments, the way tasks are handled remains consistent, ensuring reliability and quality.

By blending trusted building methods with modern tools and planning, homeowners get the highest levels of customization while also benefiting from consistency, scalability, and smooth project execution. In Florida, this approach is especially valuable, as it ensures ADUs are not only flexible in design but also resilient enough to meet local building standards and withstand the state’s challenging climate.