Will a prefab home work on your lot? Three quick checks
Confirm these three things before you order, with My Cozy Outdoors helping you think them through.
Does your zoning allow a single-family home?
Confirm residential or rural zoning with planning before ordering. Check your lot size, setbacks, height, coverage and HOA covenants. Colorado bars stricter factory-built rules than site-built rules in your zone. Zone-wide minimum sizes and height caps still apply.
Can the modules reach your lot?
Your modules are about 15 ft wide. You need a truck route, staging area and crane pad. Colorado Department of Transportation permits, pilot cars and I-70 tunnel limits affect delivery. Irontown’s feasibility review checks your route and crane placement.
Do you have sewer and water, or will you need septic and a well?
Without sewer, you need county public health septic permitting. Your well needs its own Division of Water Resources permit. Your water district provides a will-serve letter. Irontown engineers mountain snow loads and wildfire rules into your plans.
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.
Explore homes with two to four bedrooms and 1,165 to 2,198 sq ft. The Aspen, Donner 1300 and Bunkhouse cabin plans suit mountain lots. All plans are built to the International Residential Code. Eagle Landing 1220 is the Utah-only exception in this collection.
Walker
1,165 sq ft · 2 bed, 2 bath · one story · from $276,800
Two bedrooms, a generous kitchen and dining area, porch entry choices and a basement option.
Colorado sets no statewide size minimum and bars stricter factory-built size rules, but zone minimums and height caps apply. 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
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. Grand Junction, Fruita and Palisade sit inside those miles; the rest of Colorado is quoted beyond them. Example extra transportation per truckload is about $800 to $900 for Glenwood Springs, $1,000 to $1,200 for Durango, $2,700 to $2,900 for Denver and $3,700 for Colorado Springs.
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. Beyond 250 miles, transportation costs $12.75 per additional mile per truckload. Homes ship in two to four modules on separate trucks. The written quote confirms the load count, any required pilot cars and final pricing before building begins.
What the starting price includes
Your finished modules come in the Designer finish series.
Construction follows Colorado’s factory-built International Residential Code program, with Division of Housing insignia on each module.
Engineered, stamped plans support your building permit application.
Delivery covers 250 miles from Spanish Fork, including Grand Valley, while the calculator shows further mileage.
A standard crane and set place your modules on your foundation.
Irontown’s 10 year limited structural warranty covers your home.
Costs not in the home price
These are your separate costs, including charges quoted by the general contractor, city and districts, not by MCO.
Land.
Site preparation and grading.
The engineered foundation, including a basement where suitable.
Utility trenches and water, sewer or septic, electric and gas connections.
Stitch work joining and finishing module seams inside and outside.
Steps, porches, decks and garages outside the plan, plus driveways and landscaping.
Building permits, site plan review, impact, school and park fees.
Water and sewer tap or plant investment fees.
Site and foundation engineering, plus applicable sales or use tax.
Transport touch-up allowance for minor drywall cracks, caulk and door adjustments excluded from warranty; major transit damage has transport insurance.
Your side includes land, foundation, site work, stitch work, utilities, permits, impact and tap fees, site engineering and applicable tax. Your general contractor and the city price the on-site work and local charges. MCO does not quote those items.
An impact fee requires an adopted schedule applying to every new home and is collected at the permit or certificate of occupancy (29-20-104.5). Published impact fees are $6,045 to $10,573 in Grand Junction, $9,327 in Aurora and $15,600 to $20,300 in Fort Collins. School and park fees can apply in some counties. Water and sewer tap or plant investment fees are separate and often larger than impact fees. They total $17,782 in Salida and about $28,973 in the Pagosa Springs district.
Since January 1, 2025, state law exempts a modular home from the state sales and use tax (39-26-721). County, city and special district taxes have separate rules, and home-rule cities decide independently. Many counties and cities collect estimated building-materials use tax at permitting and reconcile it at completion. Irontown’s price excludes tax, and your written quote shows how tax is handled. Once your home is set on a permanent foundation, your county assessor values it with your land as a residential improvement.
Not a manufactured home, and why that matters
Your home follows the International Residential Code (IRC), rather than the federal HUD code for manufactured homes. It is not a mobile home and not a kit. Irontown builds your home in sections at its Spanish Fork factory, and a crane places them on your permanent foundation. On this page, prefab and modular mean the same thing.
Colorado calls your home a factory-built residential structure, and Irontown Homes is registered with Colorado’s Division of Housing. The Division or its authorized agency approves plans, inspects factory work and affixes approval insignia to each module before shipping. Your city or county handles zoning, permits, foundations, utilities, site-built parts and seams without repeating or charging for that review. A Division-registered installer handles your separately inspected set and installation insignia. Feasibility review confirms plan approval and your lot’s design loads.
Once set, your home is a permanent building and real property, so your county assessor values it with your land. It counts as a residential improvement in the single-family residential class. Most buyers use a construction loan that converts to a mortgage. Your lender decides whether conventional, Federal Housing Administration (FHA) or Veterans Affairs (VA) programs apply.
Built for Colorado snow, wildfire and building codes
Irontown builds to the International Residential Code in Spanish Fork, Utah, then trucks the modules to Colorado for a crane set. It has delivered and built here for years, with a published photo page of its Durango cabin. The Grand Valley falls within the included delivery miles; the calculator estimates transportation beyond them. Mountain snow loads and wildfire requirements are engineered into your plans during pre-construction.
Snow loads by elevation
Colorado’s factory-built rules use American Society of Civil Engineers (ASCE) 7-22 for your site’s ground snow and wind loads. Weld County, Greeley and Mesa County use about 30 pounds per square foot (psf), while Fort Collins uses 35 psf. Summit County uses 62 to 100 psf, Garfield County uses 40 to 100 psf, and Jefferson County reaches 120 psf. Irontown’s engineered plans are stamped for your site’s load, so a Summit County lot gets a different roof and module design than a Grand Junction lot.
Wildfire and the wildland-urban interface
The 2025 Colorado Wildfire Resiliency Code covers new homes in mapped wildland-urban interface (WUI) areas by fire intensity. Cities, fire districts and counties with code authority adopt its minimums. A single home on 35 acres is exempt if the parcel does not abut residential or commercial areas. Division of Housing rules cover factory-built home hardening. Your city or county handles defensible space, mitigation plans and wildfire fees. Jefferson County requires a mitigation specialist’s review before permitting.
Building codes, energy code and fire sprinklers
Your modules follow Colorado’s amended 2024 International Residential Code and International Energy Conservation Code under the Division of Housing’s 2026 rules. Local codes govern site work, and updates after July 1, 2026 require at least the Model Low Energy and Carbon Code. The Division reviews foundations in sixteen counties without building departments. No state law requires fire sprinklers, and the Division’s rule requires them only when your city or county does. Glenwood Springs requires them from 2,000 sq ft, which reaches the Mill Creek plan.
Colorado experience and completed homes
Irontown has delivered and built in Colorado for years and publishes a photo page of its Durango cabin. Other photo pages show the Deer Valley, Utah mountain home and Deeth, Nevada ranch home. See all Residential Projects
Durango Modular Cabin, 2014
Durango · 2014
A Durango cabin in snow, with a fireplace and bunk room inside.
Irontown’s three phases total about five to seven months. Your city or county’s permit review runs alongside the end of pre-construction. Colorado sets no statewide review clock. Each city and county publishes its own time frames, given in the rows. Your contractor’s site work adds time.
Feasibility reviewIrontown · 1 to 2 weeksYour $2,000 review is credited to the contract. It covers virtual site and route review, budget, schedule, building requirements, financing assistance and contractor support.
Pre-construction and permitsIrontown and your city or county · 2 to 3 months plus permit reviewIrontown visits, engineers stamped plans for your snow, wind and wildfire requirements, and guides finishes with its designer. Your contractor applies for permits, including foundation approval through your city or county.
Site and foundationYour contractorYour contractor grades the site, builds the engineered foundation and prepares utility trenches and connections. The work is timed to your delivery date.
Factory build, delivery and setIrontown · 12 to 16 weeksInspected modules receive Division of Housing insignia and travel under Colorado Department of Transportation (CDOT) permits. An installer registered with the Division sets them by crane.
Stitch and finishYour contractorYour contractor connects and weatherproofs the modules, finishes the seams inside and out, and connects and tests the systems.
Inspections and keysYour city or county and your contractorFinal inspections include the installation inspection and its insignia. You receive the certificate of occupancy, punch list, walkthrough, documentation and keys, followed by warranty support.
Who does what
Irontown ModularIrontown is your seller of record and builds modules in Spanish Fork as a Colorado Division of Housing registered factory-built manufacturer. It handles feasibility, pre-construction, stamped plans, shipping, set and warranty support.
My Cozy OutdoorsMy Cozy Outdoors is your authorized dealer and single contact from your first question through move-in. It helps with plans, your quote, delivery pricing, lender and contractor introductions, and a factory visit.
Your general contractorYour contractor separately prices permits, site work, foundations, utilities, stitch, finish and inspections, using a local licence or Division of Housing registration. A Division-registered installer handles your set, with responsibility settled during feasibility.
Your city or countyYour city or county handles zoning, setbacks, permits, foundation approval, site inspections, code editions, snow and wildfire rules without repeating factory review. It inspects your set when participating in the Division’s installation program. Otherwise, the Division inspects it.
Your Colorado general contractor
General contractor licensing rests with your city or county. Since July 1, 2026, site contractors need local licensing or Division of Housing registration and must complete the Division’s education (24-32-3304). For help, contact MCO to see whether we can recommend one in your area. An installer registered with the Division of Housing sets your modules. Feasibility review settles who does this. Owner-builder permits follow local rules. You may do electrical and plumbing work on your own home with a permit and inspection (12-115; 12-155).
Most buyers use a construction loan that converts to a mortgage after the home is set and finished. Your lender releases money as work progresses. Ask about conventional, Federal Housing Administration (FHA) or Veterans Affairs (VA) programs. Your lender decides eligibility. My Cozy Outdoors (MCO) does not lend or promise approval. Irontown’s referral lenders understand modular construction and payment schedules. They are external references. Ask MCO for an introduction with your quote.
Colorado’s lien law protects a homeowner who pays the contractor in full. This covers a home built as your primary residence or an owner-occupied single-family home. Paying your contractor everything owed, including change orders, gives you a defense against an unpaid subcontractor’s or supplier’s lien (38-22-102). A lien claimant must serve you a notice of intent at least ten days before filing.
Before ordering, you must confirm requirements with city or county planning and building offices, and septic approval with county public health.
These September 2026 notes summarize published codes and fees. County rows cover unincorporated areas of that county. IRC means International Residential Code; psf describes snow load in pounds per square foot. Fees depend on the lot, districts and current schedule.
Zoning, delivery route and site detailsThe longer notes behind the three checks above
Single-family homes are a permitted use in residential and rural zones, subject to the parcel’s rules. Those rules can set minimum lot size, setbacks, height, coverage and design review. HOA covenants also apply. State law bars stricter standards for a factory-built home than a site-built home in the same zone, while valid covenants still stand. The zone and covenants are confirmed before ordering.
Feasibility review covers the truck route, crane pad and last miles on county roads. The carrier obtains CDOT oversize permits and local road permits. Pilot cars depend on route colour. At the I-70 Eisenhower-Johnson tunnels, loads over 11 ft wide need permission; loads over 13 ft 11 in high cannot pass. Holiday travel bans also affect scheduling.
Mountain and rural lots need early planning. County public health permits septic under Regulation 43. Wells go through the Division of Water Resources: lots under 35 acres usually receive household-use-only permits, while broader domestic use has acreage, location and water-right conditions. Water districts provide will-serve letters. Ground snow loads vary by elevation; wildfire code, mitigation and site loads shape the engineered plans during pre-construction.
Denver metroDenver, Aurora, Jefferson County, Douglas County, Elbert County
City or county
Permit office, fees and review time we found
Denver
Community Planning and Development permits state-insignia homes under the 2025 Denver Building Code, reviewing foundations and sets under 3115. There is no city impact fee, but linkage fees are $5.12 or $8.18 per sq ft and sewer permits cost $6,480. Phone 720-865-2700.
Aurora
The Building Division permits under the 2021 IRC and can explain factory-built rules and snow loads. You pay $9,327 in capital impact fees plus park, forestry and school fees, with water and sewer near $44,000 in the city’s example. Phone 303-739-7420.
Jefferson County
Building Safety permits under the 2024 IRC, with roof snow loads of 30 to 120 psf. Factory-built homes follow state inspection under Supplement R301.2, and you pay $4,033 for traffic plus $1,350 to $5,400 for parks and schools. Phone 303-271-8700.
Douglas County
The Building Division permits under the 2024 IRC, with snow loads of 30 to 65 psf. Code-compliant modular homes are dwellings under Zoning Resolution Part 36, and there is no county impact fee, but the wildfire fee is $120. Phone 303-660-7497.
Elbert County
Community and Development Services permits under the 2018 IRC using ASCE snow loads and requires state-stamped modular plans and installation authorization. You pay $8,640 in impact fees through 2,600 sq ft, plus school and fire district fees. Phone 720-595-3619.
Northern Front RangeFort Collins, Larimer County, Greeley, Weld County
City or county
Permit office, fees and review time we found
Fort Collins
Building Services permits under the 2024 IRC, with a 35 psf snow load. Capital expansion fees are $15,600 to $20,300 plus school fees, water plant investment fees and a cash water supply requirement; the RL height cap is 28 ft. Phone 970-416-2740.
Larimer County
The Building Division permits under the 2024 IRC and requires state installation steps. Transportation fees are $4,700 to $6,628, changing October 1, 2026, plus $1,052 for parks, $1,382 to $1,710 for schools and fire fees; snow above 70 psf requires engineering. Phone 970-498-7700.
Greeley
Building Inspection permits under the 2021 IRC, with a 30 psf snow load. Factory-built homes qualify as single-family residences under 24-402, and impact fees are $7,300 to $16,000 plus water and sewer plant investment fees and raw water requirements. Phone 970-350-9830.
Weld County
The Building Department permits under the 2024 IRC, with 30 psf ground snow. Prefabricated homes receive a 30 percent permit valuation deduction and county installation inspection, while road fees are $3,794 plus $1,636 for county facilities and a drainage fee. Phone 970-400-6100.
Colorado Springs and the Pikes Peak regionColorado Springs, El Paso County, Teller County
City or county
Permit office, fees and review time we found
Colorado Springs
Pikes Peak Regional Building permits under the 2023 regional code without reinspecting state-insignia modules under 309.8.2. Impact fees are $766 plus $2,155 for parks, school fees and utility charges; ask planning about the 15 ft wide Berkeley plans. Phone 719-327-2880.
El Paso County
Pikes Peak Regional Building permits under the 2023 regional code and 2021 IRC, with roof snow loads of 30 psf below 7,000 ft and 40 psf above. Road fees are $4,101, and state-insignia modules avoid reinspection under 309.8.2. Phone 719-327-2880.
Teller County
The Building Division permits under the 2021 IRC with 2023 amendments, using 57 psf ground and 40 psf roof snow loads. No county impact fees were found, and factory-built homes need a state insignia and engineered foundation under Chapter 12. Phone 719-687-3048.
Pueblo and Southern ColoradoPueblo, Pueblo County, Fremont County, Custer County
City or county
Permit office, fees and review time we found
Pueblo
Regional Building permits under the 2021 IRC without reinspecting state-sealed factory-built homes under 4-1-10. There is no impact fee, but sewer costs $4,000 and water $6,604, plus permit fees and use tax; ask planning about the Berkeley plans. Phone 719-543-0002.
Pueblo County
The Building Division permits state-sealed dwellings under the 2021 IRC and 17.03.030, with ground snow loads of 20 to 45 psf. Fire fees are $1,200 per platted lot, half at permit, plus $76 for parks and $95 for schools at platting. Phone 719-583-6100.
Fremont County
The Building Department permits under the 2018 IRC and treats factory-built homes on engineered foundations as single-family dwellings under Zoning Resolution Chapter 1. No county impact fees were found, septic permits cost $283 plus $23, and the height cap is 35 ft. Phone 719-276-7460.
Custer County
The Division of Housing reviews and inspects factory-built foundations because the county has no building code or building permit. Factory-built homes are allowed under 6.4, zoning permits cost $0.75 per sq ft, and you should ask about the 30 ft height cap. Phone 719-783-2669.
Central mountainsPark County, Salida, Chaffee County, Summit County, Grand County
City or county
Permit office, fees and review time we found
Park County
The Building Department permits under the 2018 IRC, using ASCE 7 snow and wind loads for your parcel and plans stamped by a Colorado engineer. No county impact fees were found, and modular installation requires a county-licensed, state-registered installer. Phone 719-836-4255. Source: Park County Development Services: contractors and building
Salida
Chaffee County permits modular detached dwellings under the 2021 IRC after city zoning review under 16-10-20. There are no impact fees, but water costs $10,018, wastewater $7,764 and schools $569; two-story plans face a 28 ft step-back height rule. Phone 719-539-4555.
Chaffee County
Building Safety permits under the 2021 IRC, with roof snow starting at 35 psf and engineering above 70 psf. There is no county impact fee, schools cost $569, and IRC-built modules pay 30 percent of the site-built permit fee. Phone 719-539-2124.
Summit County
Building Inspection permits under the 2024 IRC, with roof snow loads of 62 to 100 psf. Modular homes follow the state program under 3505.08, and housing impact fees are $0.50 per sq ft over 1,500 sq ft, plus district taps. Phone 970-668-3170.
Grand County
Building and Sanitation permits under the 2021 IRC using mapped roof snow loads and requires state labels on factory-built buildings. No county impact fees were found, district taps apply, septic permits cost $850, and height caps range from 35 to 40 ft. Phone 970-725-3255.
Northwest mountains and the Roaring Fork ValleyRoutt County, Steamboat Springs, Eagle County, Glenwood Springs, Garfield County, Gunnison County
City or county
Permit office, fees and review time we found
Routt County
The Regional Building Department permits under the 2021 IRC using mapped ground snow loads. There are no impact fees, but your factory-built home needs a $400 set permit plus site-work fees, and a septic permit costs $1,500. Phone 970-870-5566.
Steamboat Springs
Routt County Building permits under the 2021 IRC using mapped ground snow loads. Code-built factory homes fall outside manufactured-home limits, and you pay plant investment fees based on fixture counts plus a use tax deposit and an excise tax at permit. Phone 970-870-5566. Source: City of Steamboat Springs 2026 consolidated fees
Eagle County
The Building Division permits under the 2021 IRC using its modular checklist. You pay transportation and emergency fees at review plus $200 for wildfire, while Eagle River district fees are about $29,000 to $35,000 for a 3/4 inch meter. Phone 970-328-8761.
Glenwood Springs
The Building Department permits under the 2021 IRC, requiring sprinklers from 2,000 sq ft under R313.2.5, including Mill Creek. Water and wastewater fees are about $21,400 plus school and park fees; RL and RR districts cap height at 27 ft. Phone 970-384-6450.
Garfield County
The Building Division permits under the 2015 IRC, with roof snow loads of 40 to 100 psf. Modular homes are buildings under Article 15, road fees are $986 to $2,385 under Table 7-405, and septic permits cost $600. Phone 970-945-8212.
Gunnison County
The Building Office permits under the 2021 codes using site snow loads from the 2016 Colorado study. Workforce housing fees are about $870 to $2,000, and you should ask about the 30 ft height cap before choosing two-story plans. Phone 970-641-0360. Source: Gunnison County Land Use Resolution
Grand Valley and the Western SlopeGrand Junction, Mesa County, Montrose
City or county
Permit office, fees and review time we found
Grand Junction
Mesa County Building permits under the 2024 IRC, with 30 psf ground snow. Factory-built homes are detached dwellings under 21.04-1, and impact fees are $6,045 to $10,573 under Table 21.02-8, plus a $6,544 sewer connection and water tap fees. Phone 970-244-1631.
Mesa County
The Building Division permits factory-built detached dwellings under the 2024 IRC and Table 6.1, with 30 psf valley ground snow. Transportation fees are $1,902 plus $920 for schools, while Ute Water taps cost $10,800 and Persigo sewer $6,544 where served. Phone 970-244-1631.
Montrose
Building Services permits under the 2018 IRC and the 2025 Colorado Wildfire Resiliency Code under 7-4-1. Modular homes are single-household detached dwellings under 11-15-2, and there are no impact fees, but water taps cost $3,302 and sewer taps $6,176. Phone 970-252-4707.
Southwest ColoradoDurango, La Plata County, Pagosa Springs, Archuleta County, Montezuma County
City or county
Permit office, fees and review time we found
Durango
The Building Division permits under the 2024 IRC, distinguishing modular from manufactured homes under chapter 7. Street fees are $2,050 to $2,169, parks $300, schools $945, fire $1,317, water $5,320 and sewer $2,500; ask about 26 to 28 ft height caps. Phone 970-375-4850.
La Plata County
The Building Department permits under the 2024 IRC using snow loads mapped for your parcel. Road impact fees are $2,007 to $2,659 plus a $1,317 fire district fee under Appendix A, and modular permits include a $525 per-unit charge. Phone 970-382-6263.
Pagosa Springs
The Building Division permits under the 2024 IRC and Wildfire Resiliency Code. Modular homes are single-family detached homes under 4.1, and there are no town impact fees, but fire fees are $1,426 and district water and sewer cost about $28,973. Phone 970-264-4151.
Archuleta County
The Building Department permits under the amended 2015 IRC and lists modular roof snow at 65 psf. There are no county impact fees, but you pay $1,426 for fire, $28,973 for district water and sewer, and $1,075 for septic. Phone 970-264-1390.
Montezuma County
The Division of Housing inspects factory-built foundations because the county has no building department or residential code. Modular homes are residential uses under 3106.5, and you pay $1,400 plus $25 per mile in road fees and $455 for septic permits. Phone 970-565-2801.
These state rules shape your project, and the section references are here for your building department.
Colorado calls your modular home a factory-built residential structure, and Irontown is a registered factory-built manufacturer with the Division of Housing. The state program approves plans and inspects factory work, so each module carries the Division’s insignia of approval before it ships.C.R.S. 24-32-3302; 24-32-3311
Your city or county permits and inspects foundations, utilities, site-built parts and seams without repeating or charging for factory review. An installer registered with the Division of Housing sets your modules, and the installation receives its own insignia after inspection.24-32-3311; 8 CCR 1302-14
Your city or county cannot impose stricter size, foundation, setback or design standards on factory-built homes than site-built homes in the same zone. Zoning, lot sizes and valid covenants still apply, as do rules covering every home in your zone.30-28-115; 31-23-301
Your city or county’s codes govern site work, and updates after July 1, 2026 must meet the Model Low Energy and Carbon Code minimum. Your factory modules follow state-adopted codes, while your lot determines snow, wind and wildfire requirements.24-32-3318; 30-28-211; 31-15-601; 8 CCR 1302-14
Colorado sets no single-family permit review deadline or automatic approval, so your city or county’s review adds time to Irontown’s phases. Residential permit caps must be temporary and nonrenewable, lasting no more than 24 months in five years.29-20-104.2
Adopted impact fee schedules fund shared facilities, and you pay at permitting or occupancy. Published totals range from Montezuma County’s $1,400 road fee to Fort Collins’ $20,300. School fees may also apply, while utility tap and plant investment fees are separate.29-20-104.5; 30-28-133
Your home needs sprinklers wherever your city or county requires them. The Colorado Wildfire Resiliency Code applies in mapped wildland-urban interface areas, subject to exemptions, while your city or county’s rules govern defensible space and mitigation.8 CCR 1302-14; 24-33.5-1236; 24-33.5-1237
State law exempts a modular home from the state sales and use tax, while county, city and district taxes follow their own rules. Counties assess installed homes as residential improvements, while county public health permits septic and the Division of Water Resources permits wells.39-26-721; 39-1-102; 25-10-104; 37-92-602
Since July 1, 2026, site contractors need a local licence or Division of Housing registration, plus Division education. Local rules govern owner-builder permits, while registered installers set modules. Permits and inspections allow your home’s electrical and plumbing work. Qualifying homeowners paying contractors fully receive lien protection against unpaid subcontractors and suppliers.24-32-3304; 12-115; 12-155; 38-22-102
Visit the Spanish Fork factory
Walk through finished modules on the Spanish Fork factory line and see the finish series in person. The factory is about an hour south of Salt Lake City International Airport, which has direct flights from Denver International Airport.
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).
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 include 250 miles from Spanish Fork; beyond, transportation is $12.75 per mile per truckload. Land, foundation, site work, stitch, utilities, engineering, permits, fees and tax are separate.
No. This modular home is built in factory sections to the International Residential Code and placed on a permanent foundation. A manufactured home follows the federal HUD code. On this page, prefab home and modular home describe the same product.
It documents the module’s compliance through the state factory-built program. Local officials do not repeat factory construction review. They permit and inspect site work, including foundations, utilities and seams. Installation follows a separate state inspection and insignia process.
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 change the schedule.
Published impact totals include $6,045 to $10,573 in Grand Junction and $15,600 to $20,300 in Fort Collins. Utility charges are separate: Salida lists $17,782 for water and wastewater. Your lot’s jurisdiction and service districts determine the applicable lines.
Mountain sites require plans engineered for site conditions, including snow loads by elevation and wind. The Colorado Wildfire Resiliency Code applies within mapped areas, subject to exemptions. Pre-construction addresses these requirements, while access, mitigation and local land-use rules also shape the project.
Most buyers use a construction loan with draws that converts to a mortgage after completion. Irontown has external referral lenders familiar with modular construction. Ask MCO for an introduction with your quote, and ask your lender about FHA, VA or conventional eligibility.
Yes, a general contractor handles the on-site work and prices it separately. Local rules determine whether you can take the owner-builder route. The module installation still requires a Division of Housing registered installer. Irontown’s feasibility review includes contractor support.
Thatcher offers 1,860 sq ft from $423,200, while Mill Creek offers 2,198 sq ft from $502,100. Multi-State Designer Series prices include delivery and set within 250 miles of Spanish Fork. Most Colorado lots add $12.75 per mile per truckload, and these plans take about four loads. Denver adds about $2,700 to $2,900 per load, while Colorado Springs adds about $3,700. Modern, Balance and Rustic finishes and any changes are priced in your quote. Your site budget is separate.
Not with a full-size plan. The 1,165 sq ft Walker starts at $276,800. Irontown’s modular ADU homes include the one bedroom Mysa 500 at $142,600. Irontown’s park model homes include the Cabana 200, a 200 sq ft studio from $65,800. Colorado treats park models as recreational park trailers up to 400 sq ft for seasonal use, not housing. Your city or county’s zoning decides whether a smaller home fits your lot. Mileage, land and site costs are extra, so ask MCO for a quote.
Three bedroom Aspen starts at $296,700 for 1,255 sq ft and Donner 1300 at $330,900 for 1,315 sq ft. Two story Bunkhouse starts at $379,300 for 1,588 sq ft. Multi-State Designer Series includes delivery and set within 250 miles of Spanish Fork. Additional mileage costs $12.75 per mile per truckload, adding about $1,000 to $1,200 for Durango and $1,900 to $2,000 for Frisco. Finished modules follow the International Residential Code and are engineered for your site’s snow load, not a kit. See Irontown’s Durango cabin photo page.
Allow about five to seven months for Irontown’s phases. Feasibility takes 1 to 2 weeks, pre-construction 2 to 3 months, and construction and delivery 12 to 16 weeks. Your city or county reviews permits alongside late pre-construction, without a statewide clock. Published examples include 20 working days in Greeley and within 10 working days in Routt County. A registered installer handles the inspected set. Your contractor’s site work adds time.
Starting prices include Designer modules, stamped plans, included delivery miles, standard crane set and warranty. Separately budget land, foundation, site work, stitch, utilities, engineering, permits, impact fees, water and sewer tap or plant investment fees, and applicable school and park fees. Add quoted tax, extra mileage per truckload, pilot cars and the registered installer’s set when separately priced. Your contractor, city and districts price those items. My Cozy Outdoors does not.
On a permanent foundation, your home is real property, not a titled vehicle or manufactured home. The assessor uses market value in the single-family residential class, valuing it with the land. A silver plate under the kitchen sink identifies it. Valuation notices arrive by May 1 with a protest window. Senior homestead exemption requires ten years of owner occupancy. Ask your lender about construction loans converting to mortgages and program eligibility.
Walker and Aspen offer basements where suitable. Berkeley 2 offers a garage level, and Bunkhouse offers an upstairs bath. Eagle Landing 1220’s attached garage plan is Utah only. Phase 2 includes limited customization and help from Irontown’s interior designer. Designer, Modern, Balance and Rustic finishes are priced in your quote. Your contractor builds garages, porches and decks outside the plan on site, with permits for that work.
Modules about 15 ft wide need truck access, staging and a crane pad. Most Colorado lots add mileage and possible pilot cars. Tunnels, holidays and chain requirements affect delivery. Separately budget your contractor’s foundation, utilities, stitch and finish, plus a Division-registered installer’s set. Customization stays within 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 Colorado home quote
Tell MCO your lot location, county and preferred plan. Include the nearest town and any details about access or utilities. We can discuss the home, finish choices, transportation and Irontown’s feasibility review.
LOVE this suana. Maya and Norse Steam Team were amazing to work with!
DDavidAug 4, 2026
A sauna turns your garden into a spa oasis. We debated it for a while, but after renovating our house, we pulled the trigger and bought a sauna from Norse Steam and Maya. She was always super responsive and helpful throughout the process. Don't kid yourself, getting a really nice sauna is not that easy. Sizing and heating need to be figured out, as does the building, but we have always had a helpful partner on our side. She never upsold us on anything we didn't need, and we got some nice freebies when the sauna was delivered. And now we can really enjoy every moment in our garden.
KFKimberly FosterApr 6, 2026
I'm really happy with my sauna purchase. Maya gave above and beyond excellent customer service. She wasn't pushy and gave impressive followup after the delivery to make sure everything was just right.
DEDoug EvansMar 31, 2026
I enjoy my FD2 Sauna with Red Light, Infrared and radiant heat. Use it 5x a week and my post workout soreness is minimal and sleep great. Maya at Norse Steam was excellent to work with.
CCFFeb 27, 2026
got amazing support for all my questions, fast delivery, and the team even reached out to me after to make sure everything was in order. perfect experience. highly recommended.
BBenFeb 10, 2026
We purchased the 3-person sauna for our outdoor garden. We chose the cube sauna for the aesthetic and could not be happier.
I assembled by myself except for the 2 large panels (requires a few people). Instructions were good - took me two partial Saturdays to complete and a few hours to unpack and organize in advance of assembly. Had my elec. add a NEMA enclosure on the back for the controller and power for lights and a 2nd panel for the wireless control.
Customer service was excellent
PPatrickDec 8, 2025
They really went above and beyond to get my sauna up and running. I would really recommend them for any of your needs.
MPMike PoierNov 18, 2025
Awesome Sauna and Awesome Company and Experience purchasing it from Maya!
After much research I chose the Finnmark FD-2 and it has met and exceeded all my expectations! Easy to assemble and it functions great - just as advertised. I highly recommend it for home use!
EAErika AHOct 16, 2025
Recently purchased the Finnmark one person after much research. Extremely happy with it and the ordering process. Maya was very responsive and helpful during the process and keeping us updated while we waited for shipment. There were several places I could have ordered this, but i chose Norse Steam based on the communication and customer service which was fantastic. The shipment was also excellent. The setup was pretty seamless for two people - but the best part is the sauna experience 10/10
GGJOct 5, 2025
Maya is amazing - super helpful and responsive. Looked at many stores, these guys have the best prices and service. Highly recommend
GRGordon RedmondSep 16, 2025
Norse Steam, and specifically Maya, were extremely helpful as I was making the decision for our Sauna. I was able to get all of the necessary details to make a decision as construction was happening in my backyard to make space for it.
We absolutely love the CL7G. It is extremely comfortable for 6 people (can fit more less comfortably). The Thermory Spruce and Aspen in the interior smells great. The lighting is lovely. We paired the CL7G with the Harvia Spirit 10.5kw.
RSRuslan SorochukSep 15, 2025
Had great experience shopping at Norse Steam for the new heater. They had very good deal, with rocks. Customer service was good, and responded very fast with my questions. Received the heater, and it looks good, and the quality seem to be great. Will install soon, and am very excited to start experiencing sauna the way it ment to be
thanks Norse Steam for flawless transaction - I got instant replies on my questions, received competitive price on the wood stove and got it delivered within two weeks!
Can highly recommend Norse Steam for others.
JRJim R. SmithJul 29, 2025
Smoking Hot Tub!
I got the Norse Steam SaunaLife wood-fired hot tub, the S4N model, and its been seriously great. It heats up quicker than I expected, usually around an hour and a half, and once its hot, it stays that way for a good long while. The wood-fired system is simple to use, and honestly kind of fun.
The tub itself feels solid and well put together. The thermo-spruce exterior looks beautiful in person, and the fiberglass interior is smooth, deep, and easy to clean. Its the kind of setup that just works without a bunch of fuss, which I really appreciate.
Also, the team at Norse Steam was genuinely great to work with. Super helpful, quick to respond, and made the process really easy from start to finish. It felt like they actually cared that I was happy with it. The tub has totally become a go-to way to unwind, and I wouldnt change a thing.
JWJarrod WJul 28, 2025
Great products, outstanding service
This is a terrific stove from Harvia and is top quality, as youd expect from a reputable brand thats been in the sauna business for so long. Doing business with Norse Steam was also a pleasure. The order was processed quickly, communications from the company kept me up to date with processing and shipping, and everything arrived in perfect condition. Even scheduling the freight delivery for the stove and stones was a piece of cake. Everything went very smoothly and I will surely do business with them again in the future. Thanks for making it so easy
SStephenJul 28, 2025
Maya was so knowledgeable and responsive
Maya was so knowledgeable and responsive. She helped me understand the product options and found a fantastic solution that fit our needs. Her follow through was very helpful and made us comfortable with our decision. We are extremely happy with the end result!
WWolfApr 3, 2025
Great service
I recently purchased the Harvia Club sauna equipment, and I am thoroughly impressed with both the product and the customer service experience. The heaters robust performance and durable stainless steel construction make it ideal for larger sauna spaces, providing consistent heat and a relaxing environment. Its compatibility with advanced controls ensures a personalized sauna experience every time.
The customer service team was exceptional, prompt, knowledgeable, and helpful throughout the purchase process. They ensured smooth delivery and provided clear guidance on installation and operation. Overall, I highly recommend Harvia Club for anyone seeking premium-quality sauna equipment backed by excellent support!
BTBenjamin TedderMar 18, 2025
Great Sauna & Purchase Experience
Great experience purchasing Finnmark FD-2 from Norse Steam. Good communication and easy to assemble. Temperature increases quickly (30 minutes or less to 140) and maintains well. So far this has been a great purchase.
MMikeDec 28, 2024
Great sauna and great customer service
We purchased the Finnmark SD-1 sauna. Maya was extremely helpful with the purchase. We had an issue with the sauna not reaching the maximum temperature, and Maya connected us with the appropriate technician that explained how to correct the issue. The sauna now heats to the maximum temperature (170 degrees) in less than an hour, and it is a great unit. We are very happy with it, and we would definitely purchase from NorseSteam if we needed any other items.
JKJonathan KneibDec 26, 2024
Sauna Review
I recently purchased a sauna from Norse Steam, and I couldn't be more impressed with the entire experience. From start to finish, their customer service was exceptional, and Maya deserves special recognition for her outstanding support!
Maya was incredibly knowledgeable and patient, answering all my questions about the sauna features, installation process, and maintenance. She went above and beyond to ensure I selected the perfect model for my home. Even after the purchase, Maya followed up to make sure everything was running smoothly and that I was satisfied with my sauna.
The sauna itself is top-notch beautifully designed, durable, and easy to use. It's clear that Norse Steam takes pride in the quality of their products and their commitment to customer satisfaction.
If you're considering a sauna, I wholeheartedly recommend Norse Steam. With their excellent customer service and high-quality products, you're in great hands. Thank you, Maya, and the entire Norse Steam team for a fantastic experience!
