Buyer's Guide · Aura Tiny Homes
Prefab vs Modular
vs Site-Built.
An honest side-by-side — cost, timeline, financing, and quality. What each term actually means, and what Aura builds.
The terminology is confusing on purpose — let's fix that.
"Prefab," "modular," "manufactured," and "site-built" get used interchangeably by marketers and incorrectly by most buyers. They're not the same thing — and the differences have real consequences for your mortgage, your appraisal, and your resale value.
This guide breaks down each construction method with straight comparisons. No marketing language. We'll also tell you exactly what category Aura builds fall into — and why that matters for your financing.
Side-by-Side Comparison
Eight categories that matter when choosing how to build.
Construction Method
Prefab
Built in sections at a factory, assembled on-site. Components are standardized but can be customized.
Modular
Built in complete modules (box-shaped units) at a factory, craned onto foundation on-site.
Site-Built
Built entirely on-site from raw materials. Maximum customization, longest timeline.
Aura Build
Aura uses a hybrid: fabricated at our Waco workshop, delivered on flatbed, set by crane. Best of all three.
Build Timeline
Prefab
3–6 months from order to occupancy
Modular
4–6 months from order to occupancy
Site-Built
8–18 months depending on size and site
Aura Build
90–120 days from signed contract to certificate of occupancy
Cost Range
Prefab
$80–$180/sq ft installed
Modular
$100–$200/sq ft installed
Site-Built
$150–$350/sq ft installed
Aura Build
Fixed-price proposal — contact us for your specific build
Financing Eligibility
Prefab
Varies — depends on foundation type and real vs. personal property classification
Modular
Generally qualifies for conventional mortgage if on permanent foundation
Site-Built
Full mortgage eligibility with standard construction loan process
Aura Build
All Aura builds use permanent foundations — eligible for FHA, VA, USDA, and conventional loans
Customization
Prefab
Moderate — floor plans are somewhat flexible, finishes are customizable
Modular
Limited to module dimensions — floor plans are more constrained
Site-Built
Maximum — any design is buildable given budget and time
Aura Build
High — we customize layout, exterior, and interior finishes within our proven design system
Quality Control
Prefab
Factory environment eliminates weather delays and improves consistency
Modular
Factory QC is excellent — same controlled environment benefits
Site-Built
Depends heavily on contractor quality and site conditions
Aura Build
Factory fabrication + our own crew for on-site work — no subcontractor quality variation
Resale Value
Prefab
Comparable to site-built when on permanent foundation
Modular
Comparable to site-built — appraises as real property
Site-Built
Highest ceiling for resale in most markets
Aura Build
Permanent foundation + premium finishes appraise well — ADU builds consistently add $85K–$140K
Texas Permitting
Prefab
Varies by manufacturer certification and local jurisdiction
Modular
HUD-code modular homes have streamlined Texas permitting
Site-Built
Standard building permit process in all jurisdictions
Aura Build
Aura handles all permitting — we know Waco and Central Texas jurisdictions
Myth vs Reality
Four things buyers get wrong about prefab homes.
Myth
Prefab homes are lower quality than stick-built.
Reality
False. Factory construction eliminates weather damage, reduces waste, and enforces tighter tolerances than most site-built construction. Aura uses the same structural lumber grades and envelope systems as premium custom builders.
Myth
You can't get a mortgage on a prefab home.
Reality
False — for site-built prefab and modular homes on permanent foundations. The financing exclusion applies to HUD-code manufactured housing (double-wides) and THOWs (tiny homes on wheels). Aura builds on permanent foundations, so all standard mortgage products apply.
Myth
Modular means cookie-cutter.
Reality
Not with modern builders. Aura designs each home around the client's site, use case, and aesthetic preferences. The factory advantage is speed and quality — not limiting your design options.
Myth
Prefab homes don't hold their value.
Reality
Site-built prefab and modular homes on permanent foundations appreciate at the same rate as comparable stick-built homes. HUD-code manufactured housing (a completely different category) does depreciate — but Aura doesn't build those.
Talk to Aura
Still deciding which build type is right for you?
We'll walk through your site, use case, and budget — and give you an honest answer about whether an Aura build is the right fit, and if not, what is. No hard sell.