Bill Lake Homes

What Bill Lake Homes does

Bill Lake Homes is a privately held modular home manufacturer operating from a single factory in Sprakers, New York, serving customers throughout the Greater Northeast region. The company legally operates as JACK Development Group LLC and employs 11-50 people. Founded by Bill Lake in 1970 as a stick-built homebuilder, the business pivoted to offsite modular construction in 1986 and has since built thousands of homes over nearly four decades. Its product portfolio includes 34+ floor plan designs organized into single-family offerings (Cape Cod, Colonial, Ranch, Chalet/Lake, and Economical plans ranging from approximately 1,112 to 2,130 sq. ft.) and multi-unit investor designs (duplexes through an 8-unit multifamily, with triplex, fourplex, and townhouse designs listed as coming soon).

The company's core technology is offsite modular construction in a climate-controlled factory with a 250+ point quality control checklist, third-party inspections, moisture testing of wood products (capped at 19% moisture content), and location-specific roof engineering for regional snow loads. Distribution is conducted indirectly through a builder partner network; Bill Lake manufactures the modular units while partners handle site evaluation, foundation work, permits, on-site assembly, and finishing. The only disclosed channel partner, KD Homes in Waterville, NY, has sold and assembled over 100 Bill Lake Homes since 2006, indicating durable channel relationships. Complementary offerings include design consultation, factory tours, and funding assistance.

Revenue is generated through one-time sale of manufactured modular home units, with pricing not publicly disclosed and customers directed to builder partners and local lenders for construction financing. Marketing channels include the company website, The Modular Minute educational blog, social media (Facebook, Twitter, YouTube, Yelp), factory tours, and the builder partner referral network. The company has recently transitioned ownership from founder Bill Lake to Jeff Knox and family, with operations continuing under the established Bill Lake brand. No external institutional investment, public listing, or disclosed revenue figures are present in the input data.

Name

Bill Lake Homes

Legal name

JACK Development Group LLC

Website

https://billlakehomes.com

Company type

Private

Founded year

1986

Operating status

Operating

Headcount range

11–50 employees

Short description

Bill Lake Homes is a privately held modular home manufacturer in Sprakers, New York, producing single-family and multi-unit designs distributed through a builder partner network across the Greater Northeast United States.

Ownership category

akta.pro rank

Product category

Modular Home Manufacturing

NAICS

Prefabricated Wood Building Manufacturing (321992)

SIC

Prefabricated Wood Bldgs & Components (2452)

akta.pro primary industry

Residential Modular & Prefabricated Home Construction (IMAFABAF)

akta.pro secondary industry

Multi-Family Residential Construction (Apartments, Condos, Townhomes) (IMAFABAB)

Keywords

• Modular home construction
• Single family homes
• Multi-unit housing
• Modular manufacturing
• Home building services

Headquarters

HQ city

Sprakers

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Hardware or Manufacturing

Cost components

Supply Chain, Personnel, Operations, Marketing or Sales

Revenue model

1. Modular Home Manufacturing and Sales: Bill Lake Homes manufactures modular home units in their Sprakers, NY factory and sells them to customers through a network of builder partners. The company produces single-family designs (Cape, Colonial, Ranch, Lake/Chalet, Economical plans) and multi-unit investor designs (duplex, 8-unit multifamily). Revenue is generated from the sale of manufactured modular home units.

Go-to-market motion1 record

Distribution channels1 record

Marketing channels6 records

Core offering

Bill Lake Homes manufactures modular single-family and multi-unit residential homes in a climate-controlled factory in Sprakers, New York, and delivers them throughout the Greater Northeast. The company produces a portfolio of floor plans (Cape Cod, Colonial, Ranch, Lake/Chalet, and Economical styles) along with multi-unit investor designs (duplexes and 8-unit multifamily). Homes are sold to end customers via a network of builder partners who handle site evaluation, foundation, permits, and on-site assembly.

Product overview

Bill Lake Homes is a modular home construction company offering a portfolio of 34+ distinct floor plan designs organized into Single Family Designs (including Cape Homes, Colonial Homes, Ranch Homes, Lake Homes - Chalet Collection, and Economical Plans) and Multi-Unit Investor Designs (Duplex, Triplex, Fourplex, Townhouse, and 8-Unit Multifamily). The company's core offering is the manufacturing of modular homes in a controlled factory environment in Sprakers, New York, with delivery throughout the Greater Northeast. Single family designs range from approximately 1,112 sq. ft. to 2,130 sq. ft. with various styles (Cape Cod, Ranch, Colonial, Chalet) and configurations (1-4 bedrooms). Multi-unit designs target real estate investors with options ranging from duplexes to 8-unit multifamily buildings. The company also provides complementary services including design consultation, factory tours, funding assistance, site evaluation, engineering, quality control, and on-site assembly coordination.

Differentiator

Problem solved

Functional benefit

Products and services

• Cape Homes Cape Cod style modular home collection with first-floor living spaces and optional second-story expansions, ranging from approximately 1,112 to 1,318 sq. ft. on the first floor. Targeted at individual homebuyers seeking traditional Cape-style architecture with expandable layouts.
• Colonial Homes Colonial style modular homes typically featuring second-story primary suites, covered porches, and two-story designs ranging from approximately 1,625 to 1,890 sq. ft. Targeted at individual homebuyers seeking traditional Colonial architecture.
• Ranch Homes Single-story Ranch-style modular homes featuring open-concept layouts, first-floor primary suites, and split-bedroom designs, ranging from approximately 1,245 to 2,130 sq. ft. Targeted at individual homebuyers seeking single-level living.
• Lake Homes - Chalet Collection Chalet-style modular homes with soaring great-room ceilings and vacation/lake-home characteristics, designed for lakefront and mountain residential use. Targeted at individual homebuyers seeking chalet-style properties.
• Economical Plans Smaller, value-oriented modular home floor plans designed for cost-conscious buyers, with compact layouts and essential features at accessible price points.
• 8 Unit Multifamily Multi-unit modular building with 8 units totaling 16 beds, 8 baths, and 7,580 sq. ft. Designed for real estate investments, workforce housing, short-term rentals, or condominium projects.
• The Janet Ann Duplex Duplex modular design with two 2 bed/2 bath units (994 sq. ft. and 963 sq. ft.), total 1,957 sq. ft., with unique entrances and open-concept living. Targeted at real estate investors seeking small multi-family rental properties.
• The Joshua Duplex 2-Story Two-story duplex modular design with 1,224 sq. ft. per floor, total 6 BR/4 BA/2,448 sq. ft., with W/D in each unit and open-concept layouts. Targeted at real estate investors seeking larger duplex rental properties.
• Modular Home Construction Services Full-service offsite modular home construction including factory-built homes, engineering, design approval, quality control inspections, transportation, and coordination of on-site assembly. Targeted at customers purchasing modular homes in the Greater Northeast.
• Design Consultation Services Professional design consultation with account executives, architectural designers, and selection experts to customize floor plans and finishes. Targeted at prospective modular home buyers.
• Factory Tours Guided tours of the modular home manufacturing facility in Sprakers, NY, allowing prospective customers to observe construction quality and practices. Targeted at prospective buyers researching modular construction.
• Funding Assistance Guidance on financing options including construction loans, construction/disbursement loans, and curbside funding for modular home builds, directing customers to local lenders. Targeted at prospective buyers seeking financing guidance.

Quantifiable outcome

• Over 100 homes sold and assembled by a single builder partner (KD Homes) since 2006
• +2 more outcomes

Named customers1 record

Segments2 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration4 records

Feature5 records

Partnerships

One partnership is on record.

• Builder PartnerscoreChannel Partner/ Reseller/ DistributorBill Lake Homes works with a network of local builder partners who complete site evaluation, foundation installation, permits, on-site assembly, and finishing work. The company helps customers find builder partners if needed and maintains ongoing relationships with these partners for coordinated home delivery.

Scale indicators3 records

Recent moves5 records

Expansion highlights4 records

Broad incumbents

• Clayton Homes: Berkshire Hathaway-owned homebuilder producing site-built, modular, and manufactured homes through a vast retail and builder network; competes with Bill Lake in the Northeast modular segment with substantially greater capital and distribution.
• Champion Home Builders: One of the largest North American modular and manufactured home builders, operating multiple production facilities and offering a broad floor plan portfolio — directly comparable to Bill Lake's modular construction model but at significantly greater scale and geographic reach.
• Skyline Champion (Skyline Corporation / Champion Enterprises combined): Publicly traded modular and manufactured housing giant producing factory-built homes across the U.S. and Canada; overlaps with Bill Lake on modular single-family and multifamily construction, though at national scale.

Regional players

• Connecticut Valley Homes: New England modular home builder serving Connecticut and surrounding states with custom modular designs — directly comparable regional Northeast positioning, builder-partner distribution, and factory-built construction approach.
• Westchester Modular Homes: Northeast-focused modular home builder serving the greater New York, New Jersey, and Connecticut markets — direct regional overlap with Bill Lake's Greater Northeast footprint and similar custom modular single-family and multi-unit offerings.
• Pennwest Homes: Pennsylvania-based modular home manufacturer serving the Mid-Atlantic and Northeast with custom modular single-family and multi-family designs — comparable regional focus, builder-partner distribution, and factory-built construction model.

Direct peers

• Kabco Builders: Mid-sized modular home manufacturer producing modular single-family and multifamily units with builder-dealer distribution — comparable scale, construction approach, and customer segments to Bill Lake.
• Impresa Modular: National network of local modular home builders providing standardized modular construction services across multiple U.S. regions — comparable builder-distributed model and custom modular product offering, though operating across a wider geography than Bill Lake.
• Ritz-Craft Corporation: Mid-Atlantic modular home manufacturer producing custom modular single-family and multifamily projects with builder-dealer distribution — closely comparable business model, scale, and customer base to Bill Lake Homes.
• Deer Valley Homebuilders: Factory-built home manufacturer producing modular and manufactured homes including multifamily designs — comparable modular construction methodology and product mix, though broader U.S. distribution footprint.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/billlakemodular
• YouTubeyoutube.com/channel/UCH5of7eHy5vGyxc8sI0ce6g
• Facebookfacebook.com/people/Bill-Lake-Modular-Homes/100051781135484

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Bill Lake Homes