Serving Rhode Island & Massachusetts

Custom Modular Homes Built for Rhode Island

Factory-built quality, fully customisable, and move-in ready in about six months. Starting from $165 / sq ft, delivered and set on your foundation.

Built to RI & MA codes
10-year factory warranty
Licensed & insured

Get Your Free Factory Tour & Estimate

We'll call to help schedule a factory tour where you can design you ideal modular home and get a more accurate estimation for your build.

Call 401-644-7648

No obligation. Pricing estimates start at $165 / sq ft.

Newport Modular Homes is a Fully Certified Contractor and Realtor

State of Rhode Island Contractors' Registration and Licensing Board

National Association of Realtors

Rhode Island Real Estate Broker License

Rhode Island Builders Association

Modular Home Pricing

What $165 per square foot includes

Your home arrives about 85% complete — meaning the structure, roof, windows, kitchen, cabinets, countertops and interior finishes are already built and installed at the factory. The remaining ~15% is the site-specific work that happens on your land.

Included in the estimate

Everything built & installed at the factory

Home delivered & set on your foundation
Full structure, roof & windows
Kitchen, cabinets & laminate countertops
Factory interior finishes
Plumbing & electrical roughed in
Insulated, weather-tight envelope

Priced separately

Site-specific work quoted for your lot

Site work, excavation & foundation
Permits, inspections & municipal fees
Utility connections & HVAC
Flooring & final on-site finishing
Upgrades — granite, decks & custom selections
Landscaping, driveway & grading

* $165 per sq ft is an estimate only. During your free factory tour we'll walk through exactly what your site work adds and give you a more accurate estimate.

Highest Quality

Built indoors, climate-controlled

Unlike a manufactured or mobile home, a modular home is built to the same state and local building codes as any site-built house and is permanently affixed to its foundation. That's why it's financed, insured, and appreciates in value just like traditional construction, the only difference is that it's built to a higher standard indoors, in a climate-controlled factory.

Built indoors, climate-controlled

No weather delays or moisture damage during construction — a tighter, more precise build than a house framed in the rain.

More energy efficient

Factory precision means a tighter building envelope, better insulation and lower energy bills for the life of the home.

Appreciates in value

Permanently affixed to a foundation and titled as real property, it gains value like any traditional home.

How they compare

Modular Home

Stick-Built

Manufactured/mobile homes

Built to state & local codes

Permanent foundation

Appreciates in value

Weather-protected build

Finished in ~6 months

Built to state & local codes

Modular HomeYes
Stick-BuiltYes
Manufactured/mobile homesNo

Permanent foundation

Modular HomeYes
Stick-BuiltYes
Manufactured/mobile homesNo

Appreciates in value

Modular HomeYes
Stick-BuiltYes
Manufactured/mobile homesNo

Weather-protected build

Modular HomeYes
Stick-BuiltNo
Manufactured/mobile homesYes

Finished in ~6 months

Modular HomeYes
Stick-BuiltNo
Manufactured/mobile homesYes

From factory tour to move-in

Five steps, about six months

A typical modular home takes at least six months, assuming no regulatory or construction delays. Every project is different, so we'll give you a more accurate timeline during your factory tour and site inspection.

Typically 6+ months start to finish depending on your site & requirements

Factory visit

Tour the New England Homes factory in Claremont, NH, see the build quality first-hand & start designing your home.

Plans meeting

Meet with your Newport Modular Homes project manager to shape your layout, finishes and customisations.

Detailed plans & pricing

You receive full plans and transparent pricing for both your home and the site work.

Built in the factory

Your home is constructed indoors in about a month depending on material lead times and factory schedule — no weather delays.

Delivery, set & completion

Craned onto your foundation, connected and finished, ready to move in.

Transparent about deposits: payment is staged. We require a plans deposit, a 15% starting deposit, then final payment on completion. We'll walk you through the entire process during your factory tour.

Our Leadership Team

Newport Modular Homes was founded on a simple insight: the fewer moving parts, the better. As a multi-generational family business, Newport Modular Homes combines decades of experience with a personal touch.

Paul Bernard

Managing Partner & Founder

With over 50 years in residential construction and a passion for simplifying the home-building process, Paul Bernard is one of New England's most trusted names in modular homes. He built his first house in 1970 and hasn't slowed down since.

Lee Bernard

Managing Partner

Lee Bernard brings a unique blend of hands-on experience and global perspective to Newport Modular Homes. Coming from a family of property developers, Lee spent 15 years as a superyacht captain, mastering a wide range of trades and problem-solving skills while traveling the world.

Our Work

Homes we've built across New England

From coastal cottages and ADUs to modern homes and multi-family residences.

Multi-Story Colonial Modular Home

Modern Modular Beach House

Cape-Style Modular Home

Two-Story Modular Home

Multi-Family Modular Building

Accessory Dwelling Unit

“We loved working with Paul and overall had a great experience. We were able to subvert very high costs by going with modular construction with a reputable company; Paul oversaw the delivery and all of the finished work of the property. We would definitely work with Paul again if the opportunity allows.”

Ann

Acushnet, Massachusetts

Our Most Asked Questions

Frequently asked questions

How much does a modular home cost?

Our homes start at about $165 per square foot, delivered and set on your foundation. That price covers the home itself at roughly 85% complete. Site-specific work — foundation, permits, utilities, excavation and landscaping — is quoted separately for your lot. We give you transparent pricing for both on your free factory tour.

Is a modular home the same as a mobile or manufactured home?

No. A modular home is built to the same state and local building codes as a site-built house and is permanently affixed to a foundation. Manufactured and mobile homes are built to a different federal code and are not permanent structures. A modular home looks, functions and appreciates in value like any traditional home.

How long does the whole process take?

About six months from your first factory tour to move-in, depending on your site & requirements. The home itself is built in the factory in roughly a month, the rest of the time covers plans, permitting, foundation and on-site completion.

Can I customize my modular home design?

Yes, modular homes offer the same customtization as a traditional stick-built building. You choose the layout, room sizes, finishes and features. Modular simply refers to how the home is built, not a limited set of designs.

Do you build ADUs or in-law suites?

Yes. We build accessory dwelling units and in-law suites, including above a garage or in the backyard. Ask us about adding an ADU during your factory tour.

Is there a warranty?

Every home comes with a 10-year factory warranty through New England Homes, our Claremont, NH manufacturing partner, in addition to the standard workmanship coverage on the site work.

What areas do you serve?

We build throughout most of New England, with most of our work in Rhode Island and Massachusetts, but we have built homes in New Hampshire and Connecticut.

How does modular home financing work?

Because a modular home is permanent real property, it qualifies for the same traditional mortgage and construction financing as a site-built home. We can point you toward lenders experienced with modular projects.

What are the deposits?

Payment is staged and fully transparent: a $15,000 plans deposit to begin detailed design, a 15% starting deposit, then final payment on completion. We walk you through the entire schedule before you commit to anything.

Let's Build Your Dream Home Together

Book a factory tour to see how your modular home is built, meet the team, and get accurate estimates. No obligation.

Walk the New England Homes factory floor
Browse the different modular home designs and finishings
Understand exactly what your build will cost
Talk timelines, customization & financing

Call 401-644-7648