Modular Homes in Clermont County, OH: A Buyer's Guide

10/13/2026

If you're shopping for a factory-built home in Clermont County, OH, whether that's in Batavia, Amelia, Milford, Bethel, Felicity or anywhere on Cincinnati's east side, you'll hear two words used as if they mean the same thing: "modular" and "manufactured." In Ohio they don't. They're built to different codes, approved by different offices and inspected in different ways. Here's what that means for you, plus a look at the Ritz-Craft American Dream Collection plans we show at Family First Home Sales in Batavia.

Two different rulebooks

Ohio's Board of Building Standards puts it simply in its industrialized unit FAQ: a modular home (Ohio's term is an "industrialized unit") is built to the Residential Code of Ohio, the same code that covers site-built one-, two- and three-family homes. A manufactured home is built to the federal HUD standard (24 CFR Part 3280). Both are made in a factory, but they follow different codes and different approval processes. The state also says plainly that an industrialized unit is not a manufactured home.

How a modular home gets approved in Ohio

For a modular home there are two layers of approval:

• In the factory. The Ohio Board of Building Standards authorizes the manufacturer's closed construction (the walls, plumbing, wiring and other work that's sealed up in the plant). An OBBS insignia on the unit shows it's an authorized industrialized unit.
• On your lot. Your local building authority approves all the on-site work: the foundation, structural attachment, utility connections and finish work. It then issues the certificate of occupancy.

The state also notes that once a modular unit is legally placed on its site, it stops being an "industrialized unit" and is regulated like any other building under the code for its use. Your modular home in Clermont County ends up treated as a house on a foundation, not as a separate category.

How a manufactured home gets installed in Ohio

Manufactured (HUD-code) homes go through a different, state-run process. Installations are regulated by the Ohio Department of Commerce, and its installation guide says you need an installation permit, issued by a certified inspection agency, before the home is installed. The home must also pass three inspections (footing/foundation, electrical service and final), and an inspection seal must be placed inside before anyone can legally live in it. Most installs must be done by a state-licensed installer. Within 14 days the installer has to notify the county auditor and treasurer. The guide also has you check whether the site is in a 100-year floodplain first, and confirm with local building and zoning offices whether other permits apply.

Neither type is "better" for everyone. The point is to know which path your home is on, so you know who signs off on it and what to ask about.

Ritz-Craft American Dream plans with posted prices

The featured homes on our site are from Ritz-Craft's American Dream Collection, a line of modular plans. Ritz-Craft traces its start to 1954 and runs a Midwest Division plant in Jonesville, Michigan. Its American Dream catalog says the plans can be personalized with your choice of features and finishes. Four plans worth a look, with the price ranges posted on our site:

Annabelle: $139K–$153K. A Cape Cod with 3 bedrooms and 2.5 baths and 2,338 sq. ft. of living area. See the Annabelle.

Augusta: $145K–$161K. Also a Cape Cod, with 3 bedrooms, 2.5 baths and 2,766 sq. ft. See the Augusta.

Andrea: $164K–$182K. A two-story with 3 bedrooms, a loft, 2.5 baths and 1,950 sq. ft. See the Andrea.

Avalon Bungalow: $188K–$208K. A bungalow with 3 bedrooms, 2 baths and 1,818 sq. ft. See the Avalon Bungalow.

One detail to know on the Cape Cods: Ritz-Craft's catalog says the living area it lists for Cape Cod plans assumes the upper level is completed. That's 901 sq. ft. of the Annabelle's total and 1,138 sq. ft. of the Augusta's. It also says the upper level must be finished on site by your builder and that finish materials and fixtures aren't included. Before you compare prices per square foot, ask us what a posted range covers for your plan and your lot: upper-level finishing, foundation, site work and utility hookups.

Questions to bring to any home visit

Whether you're building on family land near Felicity or a lot outside Milford, a few questions will save you headaches. Is the home modular (Ohio code) or manufactured (HUD code)? Which office permits and inspects the foundation and site work? Is the site in a floodplain? And what does the quoted price include? Our financing page is a good place to start on the money side, and we can talk through the rest in person.

See the homes before you visit

You can walk through plans from home on our 3D tours page, and browse photos in the gallery. When you're ready, stop by Family First Home Sales at 179 E Main St, Batavia, OH 45103, or call (513) 252-1803. You can also browse all homes and pricing or send us a message.