Irontown Modular · Authorized Dealer · Built in Spanish Fork, Utah, delivered across the state
Prefab Homes in Utah
Build on your own Utah lot with a full-size prefab home from Irontown Modular. My Cozy Outdoors is your authorized Irontown dealer and direct point of contact from first question to move-in. Irontown builds your home in Spanish Fork and is the seller of record.
Utah Designer Series homes start at $268,200, including delivery and crane set within 250 miles of Spanish Fork.
Your 12 plans offer two to four bedrooms and 1,165 to 2,198 sq ft, including Utah-only Eagle Landing 1220 with an attached garage.
Your home is built in Utah to the International Residential Code with engineered, stamped plans and state modular decal.
Your home includes Irontown’s 10 year limited structural warranty.
You buy from Irontown Modular, with My Cozy Outdoors as your dealer and single point of contact.
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?
Ask planning about residential zoning, setbacks, height and lot coverage before ordering. Utah cities generally cannot require exterior designs or sizes above 1,000 sq ft for one or two family homes. Historic districts are exceptions, and HOA covenants can affect your choices.
Can the modules reach your lot?
Your modules are about 15 ft wide. A feasibility review covers truck access, staging and crane pad placement. Your carrier needs a Utah Department of Transportation oversize permit. Most routes need pilot cars, included in your quote. Holiday travel bans also apply.
Do you have sewer, or will you need septic?
Your health department permits septic by bedroom count on its own schedule outside building permit timelines. Wells need separate permits. Designated wildland-urban interface (WUI) lots add fire construction rules. Your mountain lot needs different roof and module designs for its snow load.
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.
Choose from 1,165 to 2,198 sq ft with two to four bedrooms. Plans include one-story homes and two-story layouts. Designer Series supplies the starting finish package; Modern, Balance and Rustic selections are priced in your quote.
Walker
1,165 sq ft · 2 bed, 2 bath · one story · from $268,200
Two bedrooms, a generous kitchen and dining space, porch entry choices and a basement option in 1,165 sq ft.
Utah cities and counties cannot set minimum dimensions or sizes above 1,000 sq ft for one or two family homes (except historic districts, development agreements and HOA covenants), so the 15 ft wide Berkeleys usually fit, but ask us about your lot before choosing a Berkeley.
Plan
Size
Rooms
Stories
Footprint
From (Utah Designer Series)
Walker
1,165 sq ft
2 bed, 2 bath
One
42 ft x 27 ft
$268,200
Eagle Landing 1220
1,220 sq ft
3 bed, 2 bath
One
65 ft x 20 ft including the attached two car garage
Utah Designer Series starting prices run from $268,200 for Walker to $494,400 for Mill Creek; Utah-only Eagle Landing 1220 starts at $260,500. The starting price includes the home, delivery and standard crane set for the first 250 miles from Spanish Fork. Most of Utah is inside that distance, including Salt Lake City, Logan and Cedar City. St. George, Kanab and Blanding are beyond it. Additional transportation is $12.75 per mile per truckload, plus pilot cars when required.
Approximate road miles from the factory
Estimated delivery beyond the 250 included miles
Starting price, delivered and set, plus estimated extra miles
Estimate only. Utah 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 and plan in the calculator. It uses estimated truckloads to calculate transportation beyond the included miles. Full-size homes ship as two to four modules on separate trucks; the written quote confirms the load count, pilot car costs and final pricing before construction.
What the starting price includes
Your finished modules in the Designer finish series
International Residential Code construction with Utah’s amendments and the state modular decal
Engineered, stamped plans for your building permit
Delivery for the first 250 miles from Spanish Fork
The standard crane and set on your foundation
Irontown’s 10 year limited structural warranty
Costs not in the home price
These are items the general contractor, city and state charge for, quoted by the contractor and city, not by MCO.
Land
Site preparation and grading
Slab, crawl space or full basement foundation built to the structural engineer’s specifications
Utility trenches and water, sewer or septic, electrical and gas connections
Stitch work: structural connections and interior and exterior finishing between modules
Steps, porches, decks and garages where outside the plan, plus driveways and landscaping
Building permit, plan review and impact fees
Site and foundation engineering
Sales tax, with treatment shown in the written quote
Transport touch-up allowance for minor drywall cracks, caulk and door adjustments; warranty excludes these items, while transport insurance covers major transit damage
Your side of the budget includes land, foundation, site work, stitch, utilities, permits, impact fees, site engineering and tax. The general contractor prices on-site construction, and the city supplies its fees. MCO does not quote those costs. The home quote explains tax treatment separately.
Utah allows adopted infrastructure fees for new development, not existing deficiencies or higher service levels. School impact fees are prohibited. Request an itemized statement within 30 days of payment. Published impact totals range from about $6,400 in Layton to $20,997.39 in Spanish Fork, before applicable per-acre charges. Spanish Fork lists $26,834.16 with permit and hookup fees. Plan review fees cannot exceed actual cost or 65 percent of your building permit fee (10-20-904). Schedules and applicable charges vary.
Irontown’s starting price excludes sales tax. The Tax Commission’s real property contractor rule handles tax on the builder’s side. Your written quote explains the treatment. After permanent installation, the county assesses your home with the land (59-2-102). The residential exemption covers qualifying primary residences, limited to one per household (59-2-103). Your rental can qualify if it is your tenant’s primary residence and you file the declaration (59-2-103.5).
Not a manufactured home, and why that matters
Your home is neither a manufactured home built to the federal Department of Housing and Urban Development (HUD) code nor a mobile home. Irontown builds your home in sections in Spanish Fork to the International Residential Code (IRC). A crane places those sections on your permanent foundation. On this page, prefab and modular mean the same thing.
Utah calls your home a modular unit. Irontown is on the Division of Facilities Construction and Management (DFCM) approved manufacturer list. A third-party inspector approved by DFCM checks each factory module and attaches the state modular decal before shipment. The decal certifies the factory work. Your city or county reviews and inspects the site work, foundation, set and utility connections.
Once set on its permanent foundation, your home is a permanent building and real property. Your county assessor assesses it with your land. Most buyers use a construction loan that converts to a mortgage. Your lender decides whether conventional, Federal Housing Administration or Department of Veterans Affairs programs apply.
Built for Utah: snow, earthquakes and wildfire
Buying close to the factory keeps the process local. Irontown builds in Spanish Fork, and most of Utah falls within the included delivery miles. The factory, local site crews and state modular program are all in Utah. Here, prefab home and modular home describe the same product: a house built in sections, transported to your lot and placed by crane on your permanent foundation.
Snow loads
Utah replaces the code’s ground snow load figure with its own table for selected locations. Other sites follow the Utah Snow Load Study (15A-3-202). Irontown’s engineered plans are stamped for your site’s ground snow load. Your Park City, Brian Head or Eden lot gets a different roof and module design than a Wasatch Front lot.
Earthquakes
Your city or county sets your site’s seismic design category, wind speed and frost depth in its Table R301.2 design criteria. Irontown’s engineered plans are stamped for those loads during pre-construction. Your home meets the same International Residential Code (IRC) as a site-built home.
Wildfire and fire zones
Cities and counties adopt the wildland-urban interface (WUI) fire code by ordinance (15A-2-103). The 2024 International Wildland-Urban Interface Code replaces Utah’s 2006 edition January 1, 2027. The Division of Forestry, Fire and State Lands maps wildfire risk and sets high-risk boundaries for local enforcement (65A-8-203). Inside them, ignition-resistant construction and defensible space supplement the International Residential Code (IRC). Irontown addresses your location’s code compliance during pre-construction.
See Irontown homes built in Utah
Irontown’s Deer Valley mountain home has its own photo page. Irontown also built the supportive housing duplex and fourplex for The Other Side Village in Salt Lake City, shown on its Commercial Projects pages. See all Residential Projects
Deer Valley Mountain Home, 2017
Deer Valley, Utah · 2017
A Deer Valley mountain home with a pool table, office and media room.
Irontown’s phases total about five to seven months: 1 to 2 weeks, 2 to 3 months, then 12 to 16 weeks. Your city or county reviews permits alongside pre-construction: cities get 14 business days after 3-day screening. Contractor site work adds time.
Feasibility reviewIrontown · 1 to 2 weeksYour $2,000 review is credited to the contract. It covers virtual site and route reviews, 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 your site, develops location-specific plans, addresses code compliance and supplies stamped plans. You choose finishes with its interior designer. Your contractor submits the permit application.
Site and foundationYour contractorYour contractor handles grading, the engineered foundation, utility trenches and connections. This work is timed to your delivery date.
Factory build, delivery and setIrontown · 12 to 16 weeksYour modules are built, inspected and given state modular decals in the factory. Irontown ships them and sets them by crane.
Stitch and finishYour contractorYour contractor connects and weatherproofs the modules, finishes seams inside and out, and connects and tests systems.
Inspections and keysYour city or county and your contractorFinal inspections and punch list work lead to your walkthrough, documentation and keys. Warranty support follows.
Who does what
Irontown ModularIrontown is your seller of record. It builds in Spanish Fork, runs feasibility and pre-construction, supplies stamped plans, ships and sets your modules, and backs the warranty.
My Cozy OutdoorsYour authorized dealer and single point of contact from first question to move-in. We help with plans, your quote, delivery pricing, lender and contractor introductions, and a factory visit.
Your general contractorYour contractor handles site work, foundation, utilities, the building permit application, stitch and finish, and inspections. Your contractor prices this work separately.
Your city or countyReviews stamped site plans, issues permits and inspects foundation, utilities, set and stitch. Sets zoning, setbacks, fire zones and snow loads. The state decal covers factory work.
Your general contractor handles the site work
Your licensed general contractor prices site work separately. Irontown has some contractor connections; contact MCO to see whether we can recommend one in your area. Feasibility includes contractor support. Sole owners can build for personal, noncommercial, nonpublic use without a contractor licence: one residential structure yearly, no more than three per five years (58-55-305). Anyone you hire for work requiring a licence must be licensed. Set, stitch and utility connections remain licensed trades’ work.
Are you a general contractor building homes for your clients? Email support@mycozyoutdoors.com to join the MCO contractor network.
Financing your modular home
Most buyers use construction loans with progress draws that convert to mortgages after completion. Ask about conventional, Federal Housing Administration or Department of Veterans Affairs programs. For your owner-occupied home, sign a written contract with a licensed or licence-exempt general contractor and pay that contractor in full. Then unpaid subcontractors and suppliers cannot lien your home and instead claim against the state’s Lien Recovery Fund (38-11-204; 38-11-107).
Irontown has pre-approved status with selected lenders who understand modular construction and progress payments. These are outside lenders, not financing offered by Irontown. Ask My Cozy Outdoors for an introduction with your quote. My Cozy Outdoors does not lend, and an introduction does not promise loan approval.
Before ordering, you must confirm property requirements with city or county planning and building offices, and septic with the health department.
These published single-family figures are planning references, not current fee quotes. Building division contacts follow where supplied. Totals vary by lot, service area and schedule date; older schedules are identified below.
Zoning, delivery route and site detailsThe longer notes behind the three checks above
A single-family home is a permitted residential use on residential lots where the zone allows it. That does not establish approval for a particular parcel or plan. Zoning still governs setbacks, height and lot coverage. Qualifying historic districts may have design requirements, and private HOA covenants can also affect your choices.
Your lot needs a workable truck route, staging space and a crane pad. Irontown reviews the route and crane placement during feasibility. The carrier obtains UDOT oversize permits, which set pilot car requirements. Modules are about 15 ft wide, so pilot cars are expected on most routes and are priced in the quote.
Rural lots bring additional site questions: septic through the local health department, well locations and designated wildland-urban interface areas. Septic approval follows its own process outside the building plan review clock. Wildfire construction requirements may apply. The engineer sets snow loads for your site, so mountain locations can require a different roof and module design.
Salt Lake CountySalt Lake City, West Jordan, Herriman
City
Permit office, fees and review time we found
Salt Lake City
Building Services issues permits; state plan review clock: 14 business days. Published utility fees: sewer $545, water $1,871, storm water $374 per quarter acre. Increases proposed September and October 2026; other impact lines not included. Phone 801-535-7700. Source: Salt Lake City building permit fees
West Jordan
FY2026: about $19,100 per unit, the sum of published line items before per-acre storm water fees. Storm water adds $6,794 per acre. Re-check for FY2027. Phone 801-569-5060. Source: West Jordan FY2026 consolidated fee schedule
Herriman
July 2026: about $12,300 per small-lot unit, the sum of published line items before per-acre storm water fees. Sewer district separate. Plan review about 7 to 14 business days. Phone 801-727-0914. Source: Herriman master fee schedule, July 1, 2026
Utah CountyLehi, Saratoga Springs, Eagle Mountain, Spanish Fork
City
Permit office, fees and review time we found
Lehi
March 2026: about $14,700 per unit including Timpanogos sewer, the sum of published line items before per-acre storm water fees. Pressurized irrigation also adds a per-acre charge with a quarter-acre minimum. Phone 385-201-1030. Source: Lehi connection and impact fees, March 2, 2026
Saratoga Springs
Newest posted, FY 2024-25: about $13,100 per unit at permit, the sum of published line items before per-acre storm water fees. Secondary water and storm water charged at plat. Check the city’s building division page for the current schedule. Source: Saratoga Springs impact fees and water costs, FY 2024-25
Eagle Mountain
July 2026: about $19,700 per north-area unit, the sum of published line items before per-acre storm water fees. This schedule includes storm water per unit; service-area charges vary. Check the city’s building division page for the current schedule. Source: Eagle Mountain consolidated fee schedule, July 1, 2026
Spanish Fork
FY 2025-26: published impact subtotal $20,997.39; $26,834.16 with permit and hookup fees. Irontown’s factory is in Spanish Fork. Phone 801-804-4500. Source: Spanish Fork master plans and impact fees
Davis CountyLayton
City
Permit office, fees and review time we found
Layton
July 2026: about $6,400 per unit, the sum of published line items before per-acre storm water fees. Storm water adds $4,133 to $4,549 per acre. Permit review within 14 business days. Phone 801-336-3780. Source: Layton consolidated fee schedule, July 1, 2026
Wasatch BackHeber City
City
Permit office, fees and review time we found
Heber City
2024 summary: printed total $13,825 per typical residential unit, plus $4,170 Heber Valley sewer district. Indexed each January; no 2026 sheet posted. Phone 435-654-0757. Source: Heber City 2024 impact fee summary
Southern UtahSt. George
City
Permit office, fees and review time we found
St. George
April 2021 sheet: about $15,300 per unit, the sum of published line items before per-acre storm water fees. Possibly stale; the July 2026 master schedule has no impact fee lines. Phone 435-627-4206. Source: St. George impact fees, April 21, 2021
These state rules shape your project, and the section references are here for your building department.
Utah calls your factory-built home a modular unit when it is transported to your site. Your Utah city or county permits and inspects site work, foundation, set and utility connections. The state modular decal certifies the factory work.Utah Code 15A-1-302; 15A-1-304
Your home follows the 2021 International Residential Code with Utah’s statewide amendments. Irontown supplies engineered, stamped plans for your permit.15A-2-103
Cities get 3 business days for screening, then 14 business days for plan review; counties have matching rules. With stamped plans, missed deadlines mean unenforceable review requirements and refunded review fees. Inspections are due within 3 business days.10-20-909; 17-79-810
Your city or county must process land use applications with reasonable diligence. After your written request, it has 30 days to list missing information or your application counts as complete. Final action is due within 45 days of your written request for it.10-20-905; 17-79-805
Local rules generally cannot dictate one-family or two-family home designs or minimum sizes above 1,000 sq ft. Exceptions include qualifying historic districts, flood compliance, wildfire rules, development agreements, older neighborhoods and water-efficient landscaping. Private homeowners association covenants remain separate.10-20-618; 17-79-614
Adopted impact fees can pay for water, sewer, roads, parks and public safety infrastructure serving new development. School impact fees are prohibited. Request your itemized fee statement within 30 days of payment.Title 11, chapter 36a
Your quote shows sales tax treatment on the builder’s side under the real property contractor rule. Your permanently attached home is assessed with the land. Qualifying primary residences receive Utah’s 45 percent residential exemption.59-2-102; 59-2-103
Your septic design allows 300 gallons daily for one or two bedrooms, plus 150 for each additional bedroom. An unfinished basement counts as one bedroom. Your local health department permits and inspects the system.R317-4-6
As sole owner, you can build for personal, noncommercial, nonpublic use without a contractor licence. Limits are one residential structure yearly and three per five years. Anyone you hire for work requiring a licence must be licensed.58-55-305
Visit the Spanish Fork factory
Contact MCO about a factory visit at 1947 N Chappel Dr, Spanish Fork, UT 84660. You can walk through finished modules on the line and see finish series in person. The factory is about 52 road miles south of Salt Lake City and about 9 miles from Provo.
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).
Utah Designer Series starting prices run from $268,200 for Walker to $494,400 for Mill Creek; Utah-only Eagle Landing 1220 starts at $260,500. Delivery and standard crane set within 250 miles are included. Land, foundation, site work, stitch, utilities, permits, impact fees, site engineering, tax and transport touch-ups are additional.
No. This modular home is built to the International Residential Code and classified as a modular unit under Utah Code 15A-1-302. A manufactured home follows the federal HUD code. Your modular home is set on a permanent foundation and becomes real property.
The decal warrants that the module was inspected, is fit for human occupancy and meets applicable codes and construction documents. Your local building department still issues the permit and reviews and inspects site work, foundation, module installation and utility connections under Utah Code 15A-1-304.
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, permit or building delays can change the schedule.
Published single-family totals found range from about $6,400 in Layton to $20,997.39 in Spanish Fork, before additional per-acre charges where applicable. Spanish Fork’s total with permit and hookup fees is $26,834.16. Applicable lines and schedules vary. School impact fees are prohibited.
A full basement is among the foundation options, built to the structural engineer’s specifications and priced separately. Walker has a basement option, Aspen offers an optional basement stair, and Berkeley 2 offers an optional garage level below. Discuss the foundation and access arrangement during planning.
Most buyers use a construction loan with progress draws that converts to a mortgage after completion. Ask MCO for an introduction to an external referral lender familiar with modular construction. Your lender decides eligibility, including FHA, VA or conventional options; approval is not promised.
A licensed general contractor is required for the on-site work, subject to Utah’s limited owner-builder exemption under 58-55-305. Set, stitch and utility connections still require licensed trades. Irontown’s feasibility review includes contractor support; contact MCO to see whether we can recommend a contractor in your area.
Your city or county sets snow, seismic, wind and frost criteria in Table R301.2. Utah uses its snow table and Utah Snow Load Study (15A-3-202). Irontown stamps engineered plans for those loads during pre-construction. Park City, Brian Head and Eden get different roof and module designs than Wasatch Front lots. Your home meets the same International Residential Code (IRC) as site-built houses.
On a permanent foundation, your home is a permanent building and real property, not a vehicle or titled manufactured home. Your county assessor assesses it with the land as an improvement. Primary residences receive Utah’s 45 percent residential exemption. Buyers use construction loans that convert to mortgages. Ask your lender about conventional, Federal Housing Administration or Department of Veterans Affairs programs.
Allow about five to seven months for Irontown’s three phases. Feasibility takes 1 to 2 weeks. Pre-construction takes 2 to 3 months. Construction and delivery take 12 to 16 weeks. Your city or county’s permit review runs alongside pre-construction. Cities get 14 business days after a 3 business day screening. Your contractor’s site work adds time.
Starting prices include Designer Series modules, delivery and standard crane set within 250 miles of Spanish Fork. Separately budget for land, foundation, site work, stitch, utilities, permits, impact fees, engineering and tax. Your contractor and city price those items; My Cozy Outdoors does not quote them. Request an itemized fee statement within 30 days of payment; your city must provide it.
The two largest plans are Thatcher, 1,860 sq ft from $416,700, and Mill Creek, 2,198 sq ft from $494,400. These Utah Designer Series prices include delivery and crane set for the first 250 miles from Spanish Fork. Modern, Balance and Rustic finishes and any changes are priced in your quote. Your site budget is separate.
Utah-only Eagle Landing 1220 includes an attached two-car garage. Walker and Aspen offer basements; Berkeley 2 offers a garage level; Bunkhouse offers an upstairs bath. Phase 2 includes limited customization and interior-designer help. Designer, Modern, Balance and Rustic finishes are priced in your quote. Your contractor builds garages, porches and decks outside the plan on site.
Modules about 15 ft wide need truck access, staging space and a crane pad. Your licensed general contractor separately prices foundation, utilities, stitch and finish. Customization is limited to plans and finish series. Allow for normal transport touch-ups, including drywall cracks and door adjustments, which the warranty excludes. 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 Utah home quote
Tell MCO your lot location, county and preferred plan. Include any finish preferences and whether you already have a general contractor. We’ll help you explore the home options and request a written Irontown quote.
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