Custom Modular Home Floor Plans in Western PA

"Off-site stick-built" is how we describe our modern construction method. Your home is built with the same high-quality lumber and materials as a traditional "stick-built" home, but the construction happens indoors in a state-of-the-art facility. This protects the materials from weather damage and allows for a higher level of precision and quality control.

This is a critical distinction. Our modular homes are built to the same local and state building codes as traditional site-built homes (the IRC code) and are permanently affixed to a foundation. They are considered real estate and appreciate in value the same way. Mobile homes (or manufactured homes) are built to a less stringent, federal HUD code and are often not on a permanent foundation.

A great deal! Customization is at the heart of what we do. You can move walls, add windows, change room sizes, reconfigure kitchens, and select all of your own finishes. We start with a floor plan, but we finish with your home. Visit our customization page to learn more about the process.

We proudly serve a wide area across Western Pennsylvania. This includes communities throughout Cumberland, Dauphin, Perry, York, and surrounding counties. If you have land in the region, contact us to confirm we can build there.

While it varies with the complexity of the project, a key advantage of modular construction is speed. Since your home is built in the factory while we prepare the foundation on-site, we can significantly reduce the timeline. From signing a contract to move-in day, the process typically takes between 6 to 9 months.

The final cost per square foot can vary widely based on the complexity of the plan and the finishes you select—just like a site-built home. However, our efficient process helps eliminate costly weather delays and material waste, providing excellent value. For a detailed estimate, please schedule a free consultation.

Our goal is to provide a comprehensive, "turnkey" service. This typically includes the home itself, transportation, crane setting, and the interior/exterior finishing work. It also covers essentials like foundation, well, septic, and utility hookups. We'll provide a detailed, transparent quote so you know exactly what's included.

While we don't offer financing directly, we have strong relationships with many local and regional banks that specialize in construction loans for new modular homes. We are happy to connect you with trusted lending partners who understand our process.

Absolutely. Because our homes are built to the same high standards and building codes as traditional homes and are permanently attached to the land, they are appraised and appreciate in the same way. A high-quality modular home is a solid real estate investment.

No, you don't need to own land to start the conversation. We can help you understand what to look for in a property and even assess a potential lot to ensure it's suitable for the home you envision.

As your full-service builder, Tri County Homes manages all site preparation. This includes land clearing, excavation, pouring the foundation, and coordinating utilities like well and septic. We handle the details so you don't have to.

Yes. Our modular homes are designed to be set on any standard foundation, including a full basement (finished or unfinished), a conditioned crawl space, or even a slab foundation depending on your needs and property.

Yes. Our homes are built with tight tolerances in a factory setting, which results in a more sealed building envelope that reduces air leakage. We use high-performance windows, quality insulation, and advanced framing techniques to build comfortable homes that can help lower your monthly energy bills.

We stand behind our work. Your new Tri County home comes with a comprehensive one-year limited warranty covering workmanship and materials, as well as a 10-year structural warranty, giving you peace of mind.

Yes. Navigating local building permits can be complex. Our experienced team handles the entire permitting process with your local township or county, ensuring your new home meets all codes and regulations before construction begins.