What's the Difference?
Understanding Turnkey vs Shell vs Kit: Choose how much you want to do yourself versus having the manufacturer handle.
Kit / DIY
High InvolvementYou receive pre-cut materials and plans, then handle construction yourself or with contractors you hire.
What's Included
- Pre-cut materials and components
- Detailed building plans
- Assembly instructions
- Technical support (varies)
You Handle
- •Site preparation and foundation
- •All construction and assembly
- •Utility hookups (electric, water, sewer/septic)
Shell / Dried-In
Medium InvolvementThe manufacturer delivers and installs the weathertight shell. You complete the interior finishing.
What's Included
- Delivery and crane services
- Shell installation by company crew
- Weathertight exterior complete
- Basic structure ready
You Handle
- •Foundation (sometimes included)
- •Interior finishing work
- •Electrical, plumbing, HVAC
Turnkey
Minimal InvolvementComplete, move-in ready home. The manufacturer handles everything from foundation to final inspection.
What's Included
- Site preparation and foundation
- Complete home construction
- All systems (electric, plumbing, HVAC)
- Interior finishing and appliances
You Handle
- •Site access coordination
- •Decision-making on options
- •Final walkthrough approval
Who Is This For?
DIY Enthusiast
You have construction experience or are comfortable learning. You have time and want maximum savings.
Have a Contractor
You have a trusted contractor or can manage subs. You want some savings while avoiding the heavy lifting.
Busy Professional / Hands-Off
You want a hassle-free experience. Your time is valuable and you prefer professionals handle everything.
Side-by-Side Comparison
| Feature | Kit / DIY | Shell | Turnkey |
|---|---|---|---|
| Your Involvement | High | Medium | Minimal |
| Typical Savings | 30-50% | 15-25% | Baseline |
| Timeline | 6-18 mo | 3-8 mo | 3-7 mo |
| Materials Included | |||
| Delivery Included | Varies | ||
| Installation | Shell only | ||
| Interior Finishing | |||
| Permits Handled | Varies |
About these estimates
Savings percentages and timelines are based on industry data from December 2025. Actual costs vary by project complexity, location, and market conditions.
Construction timelines assume permits are obtained and site is prepared. Design and permitting phases may add 2-6 months.
For a detailed breakdown of all 5 service level variations, see our Building Guide.
Ready to see real numbers? Use our Budget Explorer to estimate total project costs including site work, delivery, and permits.
Ready to Explore Your Options?
Browse prefab models and filter by service level to find what fits your needs.