Irontown Modular · Authorized Dealer · Built in Spanish Fork, Utah, delivered across Arizona

Prefab Homes in Arizona

Build a full-size Irontown modular home on your Arizona lot. Irontown has built homes for over 40 years and delivered them across Arizona.

From $276,800 including delivery and crane set for the first 250 miles
11 Arizona-priced plans, two to four bedrooms, 1,165 to 2,198 sq ft
Built to International Residential Code with an Arizona modular certificate on every module
Licensed with the Arizona Department of Housing, 10 year limited structural warranty
You buy from Irontown Modular, My Cozy Outdoors is your dealer and contact

Get a Written Quote See Plans and Prices Shop Prefab Homes

Irontown Modular prefab home in Deeth, Nevada, a neighbor state of Arizona

Will a prefab home work on your lot? Three quick checks

These are the three things to confirm before you order, and My Cozy Outdoors helps you think them through.

Does your zoning allow a single-family home?

Before ordering, confirm your residential zone, setbacks, height, lot coverage and HOA covenants with planning. Factory-built restrictions affect Pima County’s SR, SR-2, CR-1 and CR-2 lots outside modular-approved subdivisions, Yavapai County’s R1L district and Gila County’s SR and SFR districts. Marana has an architectural condition. Minimum home sizes are local, with Show Low requiring 1,500 sq ft in two districts.

Can the modules reach your lot?

Irontown’s feasibility review checks your truck route, staging space and crane pad for modules about 15 ft wide. Your carrier obtains Arizona Department of Transportation (ADOT) oversize permits and local permits off state routes. Class A covers widths up to 14 ft within other limits, while wider loads need Class C. Each permit determines escorts, priced in your quote.

Do you have sewer, or will you need septic?

Without sewer, your county environmental health office reviews septic separately under state rules, starting with site investigation, then construction and discharge authorizations. Bedrooms determine tank size. A well requires notice to the Department of Water Resources before drilling. Your engineered plans account for high-country ground snow loads and any wildland-urban interface (WUI) fire rules.

Confirm your property requirements before ordering
This page is a starting point for planning a full-size home. MCO helps and advises but takes no responsibility for zoning, permits, impact fees, septic approval or code compliance. Before ordering, confirm your parcel, plan and use with city or county planning and building offices, and septic approval with the health department. MCO strongly recommends contacting those offices and can share the code sections it found and suggest questions.

Ask About My Lot See Your City's Notes

Full-size modular home plans

Explore Arizona plans with two to four bedrooms and 1,165 to 2,198 sq ft. Designer Series is the starting finish level; Modern, Balance and Rustic selections are priced in your quote. Eagle Landing 1220 is included below only to explain its Utah-only availability.

Walker

1,165 sq ft · 2 bed, 2 bath · one story · from $276,800

Two bedrooms, a generous kitchen and dining space, and end or side entry with a porch.

See the Walker plan

San Conejo

1,250 sq ft · 2 bed, 2 bath · one story · from $296,300

Spanish style with two bedrooms, an island kitchen and a main suite opening onto an optional deck.

See the San Conejo plan

Aspen

1,255 sq ft · 3 bed, 2 bath · one story · from $296,700

Three-bedroom cabin with open living space, an island kitchen and an optional basement stair.

See the Aspen plan

Berkeley 1

1,268 sq ft · 3 bed, 2 bath · two story · from $297,800

Traditional two-story home with a 15 ft wide footprint and three bedrooms upstairs.

See the Berkeley 1 plan

Berkeley 2

1,268 sq ft · 3 bed, 2 bath · two story · from $297,800

Contemporary Berkeley layout with bold roof lines, distinctive windows and an optional garage level below.

See the Berkeley 2 plan

Donner 1300

1,315 sq ft · 3 bed, 2 bath · one story · from $330,900

Three-bedroom cabin layout with a modern exterior, separated bedrooms and a fireplace spot.

See the Donner 1300 plan

Spirit

1,320 sq ft · 2 bed, 2 bath · one story · from $306,300

Two-bedroom modern home with a low roofline, large kitchen island and covered corner porch.

See the Spirit plan

Donner 1560

1,576 sq ft · 3 bed, 2 bath · one story · from $416,300

Three bedrooms, a large living room, full-height kitchen cabinets and a mud and laundry room near the entry.

See the Donner 1560 plan

Bunkhouse

1,588 sq ft · 2 bed, 1 bath finished, plus an unfinished upstairs bunk room and bonus room · two story · from $379,300

Two finished main-floor bedrooms, unfinished upstairs bunk and bonus rooms, and decks on both floors.

See the Bunkhouse plan

Thatcher

1,860 sq ft · 3 bed plus an office, 2 full baths and a powder room · one story · from $423,200

Craftsman home with three bedrooms plus an office or fourth bedroom, a big kitchen, mud room and covered porch.

See the Thatcher plan

Mill Creek

2,198 sq ft · 3 bed, 2 bath · one story · from $502,100

Spacious one-story home with three bedrooms, a front porch, entry study and rear main suite.

See the Mill Creek plan

Arizona has no statewide minimum home size or design law, leaving lot minimums, home minimums and appearance rules local, including Show Low’s R1-20 and R1-15 minimum of 1,500 sq ft. The 15 ft wide Berkeleys suit narrow lots, so ask us about your lot before choosing a plan.

Plan	Size	Rooms	Stories	Footprint	From (Multi-State Designer Series)
Walker	1,165 sq ft	2 bed, 2 bath	One	42 ft x 27 ft	$276,800
Eagle Landing 1220	1,220 sq ft	3 bed, 2 bath	One	65 ft x 20 ft including the attached two car garage	Utah only
San Conejo	1,250 sq ft	2 bed, 2 bath	One	46 ft x 28 ft	$296,300
Aspen	1,255 sq ft	3 bed, 2 bath	One	24 ft x 52 ft	$296,700
Berkeley 1	1,268 sq ft	3 bed, 2 bath	Two	48 ft x 15 ft, two story	$297,800
Berkeley 2	1,268 sq ft	3 bed, 2 bath	Two	48 ft x 15 ft, two story	$297,800
Donner 1300	1,315 sq ft	3 bed, 2 bath	One	56 ft x 24 ft 6 in	$330,900
Spirit	1,320 sq ft	2 bed, 2 bath	One	46 ft x 28 ft	$306,300
Donner 1560	1,576 sq ft	3 bed, 2 bath	One	64 ft 6 in x 36 ft 6 in	$416,300
Bunkhouse	1,588 sq ft	2 bed, 1 bath, plus unfinished upstairs	Two	36 ft x 26 ft, two story	$379,300
Thatcher	1,860 sq ft	3 bed plus office, 2.5 bath	One	48 ft x 63 ft	$423,200
Mill Creek	2,198 sq ft	3 bed, 2 bath	One	55 ft x 53 ft	$502,100

Shop All Prefab Homes for Sale Get a Written Quote

Modular homes in Arizona: prices and delivery

Multi-State Designer Series starting prices run from $276,800 for Walker to $502,100 for Mill Creek. They include delivery and standard crane set for the first 250 miles from Spanish Fork. Every Arizona lot is beyond those included miles. Additional transportation is $12.75 per mile per truckload: about $2,800 per load to Flagstaff, $4,600 to Phoenix and $6,000 to Tucson, plus pilot cars if required.

Nearest townPlanTruckloads (estimated)

Approximate road miles from the factory

Estimated delivery beyond the 250 included miles

Starting price, delivered and set, plus estimated extra miles

Estimate only. Multi-State Designer Series starting price with standard delivery and crane set. Beyond 250 miles the rate is $12.75 per mile per truckload; a full-size home ships as two to four modules on separate trucks and is stitched together on your foundation, and your written quote confirms the count. Foundation, site work, stitch, utilities, permits, fees, engineering, pilot cars and sales tax are not included.

Choose your nearest town, plan and estimated truckloads in the calculator. Full-size homes ship as two to four modules on separate trucks. The calculator multiplies the additional mileage charge by estimated loads; your written quote confirms the load count, required pilot cars and final pricing before construction.

What the starting price includes

Your finished modules in the Designer finish series.
International Residential Code construction under Arizona’s factory-built building program, with each module’s state modular certificate.
Engineered, stamped plans for your building permit.
Delivery within 250 miles of Spanish Fork. Arizona adds mileage per truckload; see the calculator.
The standard crane and set on your foundation.
Irontown’s 10 year limited structural warranty.

Costs not in the home price

These are costs charged by your contractor, city and state, with contractor and city quotes separate from MCO’s home quote.

Land.
Site preparation and grading.
Foundation built to the structural engineer’s specifications.
Utility trenches and water, sewer or septic, electric and gas connections.
Stitching and finishing the seams between modules.
Steps, porches, decks and garages outside the plan; driveways and landscaping.
Building permits, plan review, development fees and water/sewer capacity charges.
State installation permit and site/foundation engineering.
Transaction privilege tax.
Transport touch-up allowance for minor cosmetic items excluded from warranty; major transit damage is covered by transport insurance.

Your side of the budget includes land, foundation, site work, stitch, utilities, permits, development fees, engineering and tax. The general contractor prices on-site work, and the city supplies its charges. These costs are separate from the home price and are not quoted by MCO.

City fees fund water, wastewater, drainage, streets, fire, police, neighborhood parks and qualifying libraries (9-463.05). Schools are not on the list, so there is no school impact fee. Payment is due at permitting unless deferred, no later than 15 days after occupancy certification. Annual accounting is due within 90 days of fiscal year-end or collection stops. Published totals range from about $445 in parts of Pinal County to about $37,900 in Phoenix. Mesa lists $674 before separate capacity charges. Areas, services and schedules differ.

Your home sold and set in Arizona falls under prime contracting transaction privilege tax (42-5075). Irontown’s starting price excludes tax. Your contract arrangements determine who collects it and what it applies to. Your written quote explains how it is handled. After installation, the county assessor values your home with the land as real property. An owner-occupied home is class three property (42-12003). For your primary residence, the county applies the homeowner state-aid reduction (15-972).

Not a manufactured home, and why that matters

Your home is not a manufactured home built to the federal Department of Housing and Urban Development (HUD) code, a mobile home or a kit. Irontown builds sections in its Spanish Fork factory to the International Residential Code. A crane places them on your permanent foundation. On this page, “prefab” and “modular” mean the same thing.

Arizona calls your home a factory-built building. Irontown is an Arizona Department of Housing licensed manufacturer and dealer whose manufacturer plans receive Department approval. Department or approved third-party inspectors inspect factory work. Each module carries an Arizona modular certificate, the state insignia, covering factory work. Your city or county handles zoning, site permits and site work. Installation permits come from the Department or participating local governments. Approval for your plan and project is confirmed during the feasibility review.

Once set, your home is a permanent building and real property. Your county assessor values it with your land as new construction. Mobile home affidavit-of-affixture paperwork does not apply. Most buyers use a construction loan that converts to a mortgage. Your lender determines eligibility for conventional, Federal Housing Administration (FHA) or Department of Veterans Affairs (VA) programs.

Built for Arizona’s snow, wildfire rules and building codes

Irontown builds your home in Spanish Fork, Utah, then trucks the modules to your lot for crane placement on a permanent foundation. It has delivered and built homes across Arizona for years. Transportation is quoted per truckload, and the page calculator estimates the added delivery charge. Arizona already has a state program for this construction method.

Snow loads in the high country

Arizona has no statewide snow-load map, so ask your building department for your ground snow load. Flagstaff specifies 60 pounds per square foot (psf), Coconino County 60 to 75 psf by elevation, and Navajo County 50 to 64 psf. Gila County specifies 57 psf above 4,500 ft, Payson 48 psf, and Prescott Valley 30 psf. Irontown’s engineered plans are stamped for your site’s load, so Flagstaff or Show Low roof and module designs differ from Phoenix or Tucson designs.

Wildfire and fire zones

Arizona has no statewide wildland-urban interface (WUI) fire code or map. Counties may adopt a code, and cities may adopt one by reference. Flagstaff, Prescott, Sedona and Pima County have adopted these rules. In a WUI area, your home must meet ignition-resistant construction and defensible-space rules alongside the International Residential Code. Irontown addresses your location’s code requirements during pre-construction.

Building codes and fire sprinklers

Factory work follows the state program’s 2018 International Residential Code, 2018 International Energy Conservation Code and 2017 National Electrical Code. Your city or county’s code edition applies to site work. Most use the 2018 or 2024 International Residential Code; the rows list each one. Arizona bars required sprinklers in detached single-family homes, except under an ordinance adopted before December 31, 2009.

See Irontown’s completed homes

Irontown has delivered and built homes in Arizona for years. Its published photo pages show neighboring-state projects: the Deeth, Nevada ranch home, Durango, Colorado cabin and Deer Valley, Utah mountain home. See all Residential Projects

Deeth, Nevada Modular Home, 2010

Deeth, Nevada · 2010

Exterior views of a Deeth ranch home with a porch and three dormers.

See the Deeth, Nevada Modular Home, 2010 photos

Durango Modular Cabin, 2014

Durango · 2014

A Durango cabin in snow, with a fireplace and bunk room inside.

See the Durango Modular Cabin, 2014 photos

Deer Valley Mountain Home, 2017

Deer Valley, Utah · 2017

A Deer Valley mountain home with a pool table, office and media room.

See the Deer Valley Mountain Home, 2017 photos

From feasibility to delivery

Irontown’s phases total about five to seven months. Permit review overlaps pre-construction. Arizona sets no statewide review clock; your city or county posts its own time frames. State installation permits are issued or denied within seven business days. Your contractor’s site work adds time.

Feasibility reviewIrontown · 1 to 2 weeksYour $2,000 review covers virtual site and route review, budget, schedule, building requirements, financing assistance and contractor support. The fee is credited to your contract.
Pre-construction and permitsIrontown and your city or county · 2 to 3 months plus permit reviewIrontown visits, prepares location-specific stamped plans and addresses code compliance while its interior designer guides your finishes. Your contractor applies for local site and state installation permits.
Site and foundationYour contractorYour contractor handles grading, your engineered foundation, utility trenches and connections, timing the work around your delivery date.
Factory build, delivery and setIrontown · 12 to 16 weeksIrontown builds and inspects your modules in the factory. Each receives its Arizona modular certificate before shipping and crane placement.
Stitch and finishYour contractorYour contractor connects and weatherproofs the modules, finishes interior and exterior seams, and connects and tests your home’s systems.
Inspections and keysYour city or county and your contractorFinal inspections lead to your installation certificate and certificate of occupancy before the punch list. Your walkthrough, documentation and keys follow, with warranty support afterward.

Who does what

Irontown ModularIrontown builds your modules in Spanish Fork as your seller and Arizona-licensed manufacturer and dealer. It runs feasibility and pre-construction, supplies stamped plans, ships and sets modules, and backs your warranty.

My Cozy OutdoorsYour authorized dealer stays your single point of contact from first question through move-in. My Cozy Outdoors helps with plans, quotes, delivery pricing, lender and contractor introductions, and a factory visit.

Your general contractorYour contractor separately prices site work, foundation, utilities, permits, stitch, finish and inspections. Set and utility connections require an Arizona Department of Housing licensed installer or appropriately licensed Registrar of Contractors contractor.

Your city or countyYour local government handles zoning, setbacks, site permits, inspections, codes, snow and fire rules. Arizona’s modular certificate covers factory work. Installation permits come from the Arizona Department of Housing or your participating city or county.

A contractor for the work on your lot

Site work needs a licensed general contractor. Irontown has connections; contact MCO to see whether we can recommend one in your area. Feasibility includes contractor support. Owner-builders may use their labor, employees or licensed contractors for personal occupancy (32-1121 A.5). Selling or renting within one year after completion or occupancy certification suggests intent to sell or rent. Installation requires an Arizona Department of Housing licensed installer or a contractor holding the right Registrar of Contractors licence (R4-34-802 F).

Are you a general contractor building homes for clients? Email support@mycozyoutdoors.com to join the MCO contractor network.

Financing your Arizona modular home

Most buyers use a construction loan that converts to a mortgage after the home is set and finished. Your lender releases money in stages called draws. My Cozy Outdoors does not lend or promise approval, and Irontown does not provide financing. Ask your lender about conventional, Federal Housing Administration (FHA) or Department of Veterans Affairs (VA) programs. Irontown’s external referral lenders understand modular construction and draws. Ask My Cozy Outdoors for an introduction with your quote.

Arizona’s lien law protects qualifying owner-occupants. You must personally hold recorded title before construction and live there, or intend to, for at least 30 days in the year after completion. You cannot be building to sell or rent. Only a company you signed a written contract with can lien your home (33-1002). Unpaid subcontractors and suppliers without that contract cannot, and you cannot sign the protection away.

Ask for a Lender Introduction

City and county starting points

Before ordering, you must confirm zoning, permits, fees and codes with local planning and building offices, and septic with county environmental health.

These September 2026 notes identify permit offices, code editions and published fees per single-family home. Listed totals are sums of published line items; separate capacity and connection charges are identified where available. Review periods describe local review, separate from Irontown’s phases.

Find your city or county

Zoning, delivery route and site detailsThe longer notes behind the three checks above

A single-family home is a permitted use on residential lots, subject to the district’s rules. Setbacks, height, lot coverage and HOA CC&Rs still matter. Some codes treat factory-built homes differently: Pima County restricts SR, SR-2, CR-1 and CR-2 lots outside modular-approved subdivisions; Yavapai County’s R1L is site-built only; Gila County’s SR and SFR districts ask for an affidavit of affixture, so ask the county; Marana adds architectural conditions. Confirm the lot’s zone with the planning office before ordering.

Delivery planning includes the truck route, staging space and crane pad. The carrier obtains ADOT oversize permits: Class A covers loads up to 14 ft wide within its other limits; wider modules need Class C. ADOT decides escorts for each permit. Travel off state routes also needs the applicable local permits, and required pilot cars are priced in your quote.

For rural lots, septic goes through the county environmental health office. Domestic wells pumping 35 gallons a minute or less are exempt wells, but still need a state notice before drilling; additional restrictions apply in active management areas. High-country locations may have local wildland-urban interface rules and ground snow loads. These site requirements are incorporated into engineered plans during pre-construction.

Phoenix metro and Maricopa CountyPhoenix, Mesa, Chandler, Gilbert, Scottsdale, Peoria, Surprise, Buckeye, Queen Creek, Maricopa County

City or county	Permit office, fees and review time we found
Phoenix	Planning and Development uses the 2024 IRC, with development fees about $5,500 to $37,900 by area plus about $1,200 water and sewer occupational fees. Factory-built homes need state insignia, a Department of Housing installation permit and a city site permit. Phone 602-262-7811. Source: Phoenix development impact fee schedules by land use, June 23, 2025
Mesa	Development Services uses the 2024 IRC, with fees of $674 plus $9,528 water and wastewater capacity for a 3/4 inch meter. Permanent-foundation factory-built homes are permitted throughout residential districts and need a Department of Housing installation permit. Phone 480-644-4273. Source: Mesa building code page (Development Services)
Chandler	Building Safety uses the 2024 IRC, with development fees about $10,000 to $19,100 by area including water and wastewater. Zoning distinguishes prefabricated from mobile homes, with no factory-built restriction found; you need a Department of Housing installation permit. Phone 480-782-3078. Source: Chandler system development fees, FY 2025-26
Gilbert	Development Services uses the 2018 IRC, with development fees of $16,707 plus about $18,400 for water and wastewater connections on a 3/4 inch meter. Zoning has no factory-built rule; you need a Department of Housing installation permit. Phone 480-503-6700. Source: Gilbert system development fee annual report, FY 2024-25
Scottsdale	Planning and Development Services uses the 2021 IRC, with water and wastewater development fees of $14,864 for a 5/8 to 1 inch meter. Factory-built installation follows state standards and needs a Department of Housing installation permit. Phone 480-312-7725. Source: Scottsdale residential plan review
Peoria	Development and Engineering uses the 2018 IRC, with development fees about $14,200 to $31,700 per home by area, water and sewer included. No factory-built zoning rule was found; you need a Department of Housing installation permit. Phone 623-773-7225. Source: Peoria plan review and building permits
Surprise	Community Development issues permits under the 2024 IRC and aims for first review within 15 working days. Impact fees are $4,326 plus $12,800 to $17,900 for water and wastewater by area, and the city issues factory-built installation permits. Phone 623-222-3000. Source: Surprise building inspections and plan review
Buckeye	Permit Center uses the 2024 IRC; ask for an impact fee estimate because the online schedule was unreadable. Your factory-built home needs state insignia, a state installation permit and a city site permit, with first review taking 20 business days. Phone 623-349-6200. Source: Buckeye Permit Center
Queen Creek	Building Safety uses the 2021 IRC, with fees of $4,512 plus $8,526 water and sewer capacity for a 3/4 inch meter. Modular design standards match permanent-foundation site-built houses; ask Planning about zoning because the ordinance was unavailable. Phone 480-358-3050. Source: Queen Creek capacity and development fee schedule, January 5, 2026
Maricopa County	Planning and Development uses the 2018 IRC, with no impact fees found, $100 zoning clearance and drainage review. State-approved factory-built homes have no county building permit fee or module inspection; you need a Department of Housing installation permit. Phone 602-506-3301. Source: Maricopa County local additions and addenda (adopted codes)

Pinal CountyCasa Grande, Pinal County

City or county	Permit office, fees and review time we found
Casa Grande	Building Division uses the 2018 IRC, charging by ICC valuation plus 65 percent review; request unpublished development fees. Permanent-foundation IRC modular homes qualify as dwellings wherever single-family homes are permitted, and you need a Department of Housing installation permit. Phone 520-421-8630. Source: Casa Grande FY 2026-27 consolidated fee schedule
Pinal County	Building Safety uses the 2018 IRC, with development fees about $445 to $3,370 plus septic and well permits. State-certified modular homes count as conventional construction wherever site-built homes are permitted; your county installation permit costs $700 per story. Phone 520-509-3555. Source: Pinal County impact fees

Tucson and Southern ArizonaTucson, Marana, Pima County, Sierra Vista

City or county	Permit office, fees and review time we found
Tucson	Planning and Development Services uses the 2024 IRC, with impact fees of $4,260 to $6,677 by size plus water and sewer connections. Factory-built homes are permitted like site-built detached homes and need Department of Housing installation permits. Phone 520-791-5550. Source: Tucson Planning and Development Services, building codes and permit review lanes
Marana	Development Services uses the 2024 IRC, with fees about $4,834 to $7,297 plus water and sewer. Modular homes qualify in rural and residential groups; ER, NR and GR require architectural compatibility, and you need a Department of Housing installation permit. Phone 520-382-2600. Source: Marana impact fees (Finance)
Pima County	Development Services uses the 2024 IRC, charging $9,149 plus $75 for roadways and $4,443 sewer or septic review. Factory-built residences need Department of Housing installation permits but are barred on SR, SR-2, CR-1 and CR-2 lots outside modular-approved subdivisions. Phone 520-724-9000. Source: Pima County roadway development impact fee, current rates
Sierra Vista	Community Development uses the 2018 IRC, with no development impact fees since July 2025. Code-compliant factory-built homes qualify as detached dwellings with city installation permits; permit valuation is $73 per sq ft plus 25 percent review, and sewer connection costs $9,331. Phone 520-417-4413. Source: Sierra Vista building permit fee schedules and timelines

Flagstaff, Sedona and Coconino CountyFlagstaff, Coconino County, Sedona

City or county	Permit office, fees and review time we found
Flagstaff	Building Safety uses the 2018 IRC, 60 psf ground snow and 2006 wildland-urban interface code. Factory-built homes count as detached dwellings needing city installation permits; police and fire fees are $1,334 to $2,029 plus $13,162.87 water and sewer capacity. Phone 928-213-2627. Source: Flagstaff water and sewer system fees, October 2, 2025
Coconino County	Community Development uses the 2018 IRC with 60 to 75 psf ground snow by elevation, no development fee found and $548 conventional septic permits. Modular homes are permitted throughout residential zones and need Department of Housing installation permits. Phone 928-679-8850. Source: Coconino County building design criteria and ground snow loads
Sedona	Community Development uses the 2018 IRC; the fire district enforces the 2018 wildland-urban interface code. Development fees are $9,419 to $14,763 by size plus wastewater capacity from $4,753; factory-built permit fees follow installation cost, with Department of Housing installation permits. Phone 928-282-1154. Source: Sedona consolidated fee schedule, January 1, 2026

Prescott area and Yavapai CountyPrescott, Prescott Valley, Yavapai County

City or county	Permit office, fees and review time we found
Prescott	Building Division uses the 2024 IRC, site-specific snow loads and citywide 2024 wildland-urban interface code. Modular homes are permitted single-family dwellings needing Department of Housing installation permits; development fees are $18,749 to $19,632, including water and wastewater. Phone 928-777-1371. Source: Prescott City Code Chapter 3-14, development fees
Prescott Valley	Permit Center uses the 2018 IRC with a 30 psf snow load. Factory-built dwellings are permitted throughout residential zones with town installation permits; development fees are $6,133 plus water and wastewater capacity charges based on your meter size. Phone 928-759-5535. Source: Prescott Valley 2018 code design requirements (Building Safety)
Yavapai County	Development Services uses the 2024 IRC with 20 to 70 psf ground snow, no development fee and $550 conventional septic permits. Factory-built dwellings need Department of Housing installation permits and are permitted in RMM, R1 and RCU; R1L allows site-built only. Phone 928-771-3214. Source: Yavapai County Building Safety Unit

Rim Country and the White MountainsPayson, Gila County, Show Low, Navajo County

City or county	Permit office, fees and review time we found
Payson	Community Development uses the 2018 IRC with 48 psf ground snow. Your water development fee is $3,391 plus $500 or $1,000 connection for a 5/8 inch meter; the town issues the state installation permit and charges the state maximum. Phone 928-472-5030. Source: Payson Code of Ordinances Chapter 155, development impact fees
Gila County	Community Development uses the 2012 IRC with 28 or 57 psf ground snow by elevation and no development fee. Modular dwellings qualify in R1 and R1L; SR and SFR require affixture affidavits, and county installation permits cost $450 per story (2018). Phone 928-402-4224. Source: Gila County residential building code handbook, January 2023
Show Low	Building Safety uses the 2018 I-Codes with 30 to 35 psf roof snow; review costs 20 percent of permit fees, and impact amounts were unavailable. R1-20 and R1-15 require 1,500 sq ft dwellings; you need Department of Housing installation permits. Phone 928-532-4000. Source: Show Low codes and standards
Navajo County	Planning and Development Services uses the 2018 IRC with 50 to 64 psf snow and no development fee. State-approved factory-built models qualify as dwellings with county installation permits; septic permits cost $500 and review costs 35 percent of permit fees. Phone 928-532-6040. Source: Navajo County Planning and Development Services fees

Western ArizonaKingman, Yuma

City or county	Permit office, fees and review time we found
Kingman	Building Safety uses the 2018 IRC and calculates building permit fees using the 2005 ICC valuation table, plus 65 percent for plan review. Development fee amounts were unavailable, and the city issues your state installation permit. Phone 928-753-8130. Source: Kingman Development Services, code information and design criteria
Yuma	Building Safety uses the 2024 IRC, with development fees of $2,572 north of 56th Street plus water and sewer connection and capacity charges. Modular housing counts as a site-assembled dwelling, and the city issues your installation permit. Phone 928-373-5163. Source: Yuma City Code Chapter 157, development fees

Ask About My Lot

How Arizona regulates a modular home

These state rules shape your project, and the section references are here for your building department.

Arizona calls your home a factory-built building. Irontown holds Arizona Department of Housing manufacturer and dealer licenses. Its manufacturer plans receive Department approval, and factory inspections are required. Each module carries an Arizona modular certificate before shipping. Installation requires an appropriately licensed contractor.A.R.S. 41-4001; 41-4005
Your city or county handles zoning, site permits and site work, but cannot reinspect factory work covered by Arizona’s modular certificate. Installation requires state plan approval, inspections, installation and occupancy certificates, and a Department or participating local government permit. Local participation requires an agreement.41-4006; R4-34-801
Your city or county adopts its code, usually the 2018 or 2024 International Residential Code, as listed below. Factory work follows the 2018 International Residential Code, 2018 International Energy Conservation Code and 2017 National Electrical Code. The residential code’s sprinkler section is excluded.9-801; 9-802; 11-861; R4-34-102
Arizona sets no statewide residential review clock. Your city or county posts completeness and plan review deadlines and must refund review fees for missed overall deadlines. State installation permits must be issued or denied within seven business days of a complete application.9-835; 11-1605
City development fees fund listed public services, excluding schools, so there is no school impact fee. You pay at permit issuance unless an agreement defers payment. Annual accounting must appear within 90 days after the fiscal year ends, or collection stops.9-463.05
Your city or county cannot require sprinklers in detached single-family homes or buildings with up to two dwellings, except under ordinances adopted before December 31, 2009. Locally adopted wildland-urban interface fire rules still apply.9-807; 11-861
Your written quote explains transaction privilege tax. After installation, your county assessor values the home as new construction. An owner-occupied home is class three property, and the county applies the homeowner state-aid reduction to your primary residence.42-5075; 42-12003; 15-972
Your septic design depends on bedrooms and fixture counts, with three and four bedroom homes needing design flows of 450 to 750 gallons daily. Your county reviews septic separately from building permits. You need construction authorization before work and discharge authorization before burial and use.R18-9-A314; R18-9-A309
Your owner-builder exemption is conditional, and set and utility connections still require a licensed installer or contractor. Selling or renting within one year suggests you built for sale or rent. Owner-occupants holding title before construction and living there at least 30 days in the year after completion have lien protection. Anyone without a direct signed contract cannot lien their home, and this protection cannot be waived.32-1121; R4-34-802; 33-1002

Visit the Spanish Fork factory

See finished modules on the line and compare finish series in person at Irontown’s Spanish Fork factory. It is about an hour south of Salt Lake City International Airport, which has direct flights from Phoenix Sky Harbor. Ask MCO about arranging your visit.

Schedule a Factory Visit

Looking for something smaller? See our modular ADU homes (400 to 1,200 sq ft backyard homes and casitas) and park model homes (cabins for resorts and RV lots).

Common Questions

How much does a modular home cost in Arizona?

Irontown’s Multi-State Designer Series starting prices run from $276,800 for Walker to $502,100 for Mill Creek. Delivery and standard crane set cover 250 miles; all Arizona lots add $12.75 per mile per truckload beyond that, plus required pilot cars. Land, foundation, site work, stitch, utilities, permits, fees, engineering and tax are separate.

Is a modular home the same as a manufactured home in Arizona?

No. These modular homes are factory-built buildings constructed to the International Residential Code and installed on permanent foundations. Manufactured homes are a separate product built to the federal HUD code.

What does the Arizona modular certificate mean for my permit?

It covers the state-certified factory work, which the local office cannot reinspect. Local zoning, site permits and site work still apply. Installation requires approval and a permit from the Department of Housing or participating city or county, followed by installation certification and a certificate of occupancy.

How long does it take?

Irontown lists 1 to 2 weeks for feasibility, 2 to 3 months for pre-construction and 12 to 16 weeks for construction and delivery. Local permit review is additional. Site readiness and permit or construction delays can affect the schedule.

How much are development fees?

Published single-family totals range from about $445 in parts of Pinal County to about $37,900 in Phoenix. Services included vary; water and sewer capacity or connection charges may be separate. Some counties charge no development fee, and Sierra Vista removed its city development impact fees in July 2025.

Can I build in Flagstaff or the White Mountains?

A suitable lot can support a modular home subject to its local requirements. High-country plans must address the location’s snow loads and any adopted wildland-urban interface rules. Irontown’s pre-construction work includes engineered plans for the site’s loads and code requirements.

How is a modular home financed?

Most buyers use a construction loan with progress draws that converts to a mortgage after completion. Ask MCO for an introduction to Irontown’s external referral lenders. Approval and FHA, VA or conventional eligibility are the lender’s decision.

Do I need a contractor?

A general contractor handles foundation, utilities, set coordination, stitch and finishing. Arizona installation requires a Department of Housing licensed installer or appropriately licensed Registrar of Contractors contractor. The conditional owner-builder exemption does not remove that installation requirement. Ask MCO whether a contractor recommendation is available for your area.

How much does a 2,000 sq ft modular home cost in Arizona?

Multi-State Designer Series offers Thatcher’s 1,860 sq ft from $423,200 and Mill Creek’s 2,198 sq ft from $502,100, delivered and set within 250 miles of Spanish Fork. Every Arizona lot adds $12.75 per mile per truckload, about $4,600 per truckload to Phoenix. These plans ship as about four loads. Your quote prices Modern, Balance and Rustic finishes and changes, with your site budget separate.

Can I get a modular home for $100,000 or $150,000?

Not with full-size plans from $276,800. Irontown’s modular ADU homes start at $142,600 for the 497 sq ft Mysa 500, delivered and set within 250 miles of Spanish Fork. Its park model homes start at $65,800 for the 200 sq ft Cabana 200, legally an Arizona travel trailer. See the Arizona park model guide. Arizona has no statewide size minimum. Your city or county decides zoning. Arizona mileage, land and site work are extra. Ask MCO for your written quote.

Is this a kit home?

No. Irontown builds finished modules in Spanish Fork with walls, roof, kitchen, baths, wiring and plumbing done. Each module is inspected and carries an Arizona modular certificate before shipping. Your contractor builds the foundation, coordinates crane placement and stitches the seams. You do not assemble anything yourself.

How long from first call to keys?

Allow 1 to 2 weeks for feasibility, 2 to 3 months for pre-construction, and 12 to 16 weeks for construction and delivery. That totals about five to seven months. Permit review overlaps pre-construction; Arizona has no statewide clock, and your city or county posts time frames. State installation permits are issued or denied within seven business days. Contractor site work adds time.

What will the whole project cost, not just the home?

Starting prices cover Designer modules, delivery and crane set within 250 miles. Add land, foundation, site work, stitch, utilities, permits, development fees, engineering, transaction privilege tax and Arizona mileage per truckload. The installation permit is about $650 per story under the state fee schedule we read. Your contractor and city price the site budget. My Cozy Outdoors does not quote those costs.

Do modular homes hold their value?

Yours is a permanent building and real property on a permanent foundation, not a vehicle or titled manufactured home. Your county assessor values it with land as new construction, sending a supplemental valuation notice with 25 days to appeal. Owner-occupied homes are class three, with county-applied homeowner state-aid reductions for primary residences. Buyers use construction-to-mortgage loans. Ask your lender about conventional, FHA or VA programs.

Can I change a plan, add a garage or put it on a basement?

Walker and Aspen offer basements where feasible; Berkeley 2 offers a garage level; Bunkhouse offers an upstairs bath. Eagle Landing 1220’s attached garage plan is Utah-only. Designer, Modern, Balance and Rustic finishes are quoted, with an interior designer helping during pre-construction. Phase 2 allows limited design customization. Your contractor builds garages, porches and decks outside the plan on site.

What are the drawbacks of a modular home?

Modules about 15 ft wide need truck access, staging and a crane pad. Every Arizona lot exceeds 250 included miles; quotes add truckload mileage and any pilot cars. Your licensed general contractor separately prices foundation, utilities, stitch and finish. Customization follows plans and finishes. Allow for drywall cracks and door adjustments excluded from warranty. Irontown’s feasibility review flags these before you commit.

Rules were read in September 2026. This summary is not legal advice or approval. Rules change, and local offices decide how they apply. You are responsible for confirming zoning, permits, impact fees, septic approval and code compliance for your parcel, plan and use before ordering. MCO helps and advises but takes no responsibility for those matters.

Request your Arizona home quote

Tell us your lot location, county and preferred plan. My Cozy Outdoors can help you compare layouts, estimate transportation and discuss Irontown’s feasibility review, contractor support and lender introductions.

Prefer to talk? Call or text +1 (307) 200-8752, Monday to Saturday, 9am to 5pm PST, or email support@mycozyoutdoors.com.