2026 Pricing Guide
How Much Does an ADU Cost in California?
The honest answer — and why Epic Modulars starts at \$79K when most builders quote \$200K+
The Short Answer
Epic Modulars ADUs start at \$79,000. Full-size modular homes start at \$245,000. Both include permit assistance and factory build. Most California ADU builders quote \$150,000–\$400,000 for comparable units.
See All Models & Pricing →What Affects ADU Cost
Five factors that drive the final number — and how Epic handles each one
Unit size
Studio vs 1-bed vs 2-bed changes the price significantly. Epic offers units from 252 to 1,183 sq ft — more square footage means more materials and labor, but the per-sq-ft cost typically drops as units get larger.
Site conditions
Foundation type, lot slope, and utility hookup distance all affect install cost. Flat lots with existing utilities nearby are cheapest. Steep hillside lots or properties that need new utility laterals add cost.
Permits & engineering
Included in Epic's pricing — many builders charge $15,000–$30,000 separately. California ADU permits require structural engineering, energy compliance, and city plan check. We handle all of it.
Finishes & upgrades
Standard finishes (LVP flooring, quartz counters, stainless appliances) are included in every Epic model. Premium upgrades — custom cabinetry, upgraded fixtures, premium flooring — are available and priced transparently.
Location in California
Bay Area permit fees and impact fees run $20,000–$50,000 higher than Central Valley jurisdictions. Epic handles permits statewide and knows each jurisdiction — we factor this into your site-specific quote.
Epic Modulars Pricing
All prices include permits, delivery, installation, and warranty
Studio ADU
252–400 sq ft
From $79K
Unit, delivery, install, permit
1-Bed / 1-Bath ADU
400–600 sq ft
From $109K
Unit, delivery, install, permit
2-Bed / 1-Bath ADU
600–800 sq ft
From $139K
Unit, delivery, install, permit
2-Bed / 2-Bath ADU
800–1,200 sq ft
From $169K
Unit, delivery, install, permit
Modular Home
1,336–2,500 sq ft
From $245K
Unit, delivery, install, permit
What's Always Included
No line items hidden until contract signing
Epic Modulars vs. Site-Built
A straight comparison — no spin
- Total Cost
\$79K–\$245K
- Timeline
6–10 months total
- Cost overruns
Fixed price — none
- Weather delays
No — factory-built
- Permits
Included
- Total Cost
\$150K–\$450K+
- Timeline
12–24 months
- Cost overruns
42% of CA homeowners experience >15% overrun
- Weather delays
Common — adds months
- Permits
Extra — \$15K–\$30K typical
Is an ADU Worth It?
The numbers make a compelling case. California's rental market is strong — and ADUs add real equity.
$1,500–$5,000
Monthly rental income
Depending on location, size, and amenities
~4.5 years
Typical payback period
$109K ADU at $2,000/month rent
$100K–$200K
Added property value
ADUs typically add significant equity to your home
Rental income estimates based on California average rents. Actual returns vary by location, unit type, and market conditions.
Pricing FAQs
Common questions about ADU costs and Epic Modulars pricing
How much does it cost to build an ADU in California?
ADU costs in California range from $79,000 to $450,000+ depending on size, location, finishes, and whether permits are included. Epic Modulars factory-built ADUs start at $79,000 all-in — including permits, delivery, installation, and a 1-year warranty. Most site-built ADUs in California range from $150,000 to $400,000 for comparable units, and frequently run over budget.
Why are Epic Modulars ADUs cheaper than other builders?
Factory construction is fundamentally more efficient than building on-site. We build in a controlled environment, buy materials at volume, and complete multiple units simultaneously — eliminating weather delays, theft, and the coordination overhead of managing dozens of subcontractors at your property. Those savings are passed directly to you.
What's included in the starting price?
Every Epic Modulars price includes the factory-built unit, California permit assistance, foundation preparation, delivery, crane set, utility connections (electrical, plumbing, HVAC rough-in), final inspections, and a 1-year workmanship warranty. There are no surprise line items — what you see in your quote is what you pay.
Are permits included in Epic Modulars pricing?
Yes. Permits are included in all Epic Modulars quotes. We handle the full permit process — from initial submittal to final approval — in every California jurisdiction we serve. Many competing builders charge $15,000–$30,000 for permit processing separately.
How long does it take to build an ADU?
From contract signing to move-in, Epic Modulars ADUs typically take 6–10 months. This includes permit processing (which varies by jurisdiction — some cities take 30 days, others take 4+ months), factory build time (8–12 weeks), delivery, and final inspections. Site-built ADUs typically take 12–24 months for a comparable process.
Can I finance an ADU?
Yes. Common ADU financing options include HELOCs (home equity lines of credit), cash-out refinancing, renovation loans (like FHA 203k or Fannie Mae HomeStyle), ADU-specific construction loans, and in some cases personal loans. California also has several local ADU financing programs through housing agencies. We can connect you with ADU financing specialists.
Does an ADU increase property taxes?
In California, adding an ADU triggers a supplemental property tax assessment only on the value of the new structure — your existing home's assessed value is not re-assessed. Under Prop 13, the new assessment is typically $800–$2,000/year for a modest ADU. This is typically well offset by rental income.
What are the hidden costs of building an ADU?
With Epic Modulars, there are no hidden costs — your quote includes permits, delivery, installation, and utility connections. With site-built construction, common 'hidden' costs include permit fees charged separately, soils reports, utility upgrade fees, impact fees (which can be $20,000–$80,000 in some Bay Area cities), and contingencies for weather delays and cost overruns. Ask any builder for a fully itemized all-in quote before signing.
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