May 21, 2025
Inside Our New ADU Showroom in Los Angeles
“All-In” ADU Cost Exposed: Real Prefab Prices in California
Why “All-In” ADU Pricing Is a Myth—and How to Actually Get a Real Number
- ADU Design & Construction, Modular Home Construction
If you’re Googling prefab ADUs in California, you’ve probably run into this phrase:
“All-in cost.”
It sounds simple. Straightforward. Reassuring.
But here’s the truth:
There’s no such thing as a universal “all-in” price—especially not before someone sees your lot.
So let’s unpack what you’re really paying for, why “all-in” pricing falls apart in the real world, and how we do things differently.
What Does “All-In” ADU Pricing Even Mean?
Spoiler: it means something different to every builder.
There’s no industry-wide definition for “all-in.” Some builders include just the unit. Others might toss in delivery. A few might mention permits—but only under best-case scenarios.
We’ve seen “all-in” estimates that left out $50K+ in site work. One couple in San Jose was quoted $175K all-in… but their final bill? Over $230K.
If a builder hasn’t reviewed your property, they’re guessing. And you’re holding a number that’s more fantasy than fact.
What “All-In” Prices Usually Leave Out
Here’s the dirty secret: most of the real costs in prefab ADU construction come from your site conditions, not the prefab unit itself.
Common exclusions in “all-in” estimates:
- Utility trenching – Long runs from the street or house can add thousands
- Demolition/removal – Old patios, sheds, or trees don’t disappear on their own
- Crane setup – Tight access or overhead wires require specialized lifts
- Permit fees & surveys – Especially common in fire zones, slope areas, or historic districts
- Slope/soil grading – Uneven land or poor drainage often needs extensive prep
Why Builders Still Use the Term “All-In” — Even If It’s Misleading
Because you, the homeowner, use the term.
Even if it’s inaccurate, builders use “all-in” pricing because buyers want to hear it. Here’s why:
- It offers fake clarity in a confusing process
Most homeowners don’t want to think about slope calculations or setback zones. “All-in” feels like certainty—even if it’s not. - It hides complexity
Real pricing is messy. But clean numbers convert better than caveats. - It sets a low anchor
Even if the price rises later, that first low number is sticky in buyers’ minds. - It opens the sales funnel
Once you’ve toured a unit or started planning, you’re more likely to stay—even when costs go up. - It simplifies the pitch
A one-liner ad with “$199K all-in” sells better than “Let’s talk site-specific trenching.”
Bottom line: “all-in” is easy to say… but it’s rarely the full picture.
What We Actually Include in Our ADU Pricing
We don’t sell fantasy. We build real homes in real backyards. That’s why our pricing process reflects reality.
Our base pricing includes:
- A fully finished prefab ADU
- Delivery to your site
- Standard leveling and connection setup
Then—after a site visit —we deliver a full-scope estimate within 24–48 hours, including:
- Utility trenching and hookups
- Tree removal or demolition
- Crane setup (if required)
- Permit fees and city-specific requirements
- Grading or slope work (if needed)
It’s specific to your lot and should get you to about 90% accuracy
Our Final Price is Fixed—Unless Something Truly Unforeseen Happens
Once we walk your site again with our contractor and lock in the plan, we sign a final contract.
That number? It doesn’t change.
- No sneaky change orders
- No random markups halfway through
- No “surprises” unless something genuinely unpredictable arises (like a buried oil tank)
We’d rather be clear on Day 1 than apologize on Day 90.
The only reason the price would change is if something truly out of the ordinary happens after we begin construction.
Smarter Questions to Ask (Even If You Don’t Work With Us)
Instead of asking “What’s your all-in price?”, ask this:
- What’s included in that number?
- What isn’t included—but often comes up in California projects?
- Do you offer site-specific estimates?
- How soon can I get a full breakdown?
The builders worth trusting will answer those clearly and confidently.
Want a Real Number? We’ll Give It to You Fast
At LiveLarge, we don’t believe in vague pricing or sales bait. We believe in accuracy and trust.
Here’s our process:
- We visit your lot (or do a virtual review).
- We send a full estimate within 24–48 hours.
- We lock in your final price before building begins.
Just real people giving you real numbers—because that’s how prefab ADU construction should work.
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