Tiny House in forest with lights inside and walkway

How Much Is A Tiny House? Average Prices, Hidden Costs And Other Factors To Consider

Lauren Nowacki6-minute read
UPDATED: May 23, 2023

Homeownership is a big accomplishment, but it can come with more debt to pay off, more commitment to stay in one spot and more investment to update your home for environmental needs. So how can you enjoy the perks of homeownership without the sacrifices that come with buying and maintaining a traditional home?

Enter the tiny house movement: a cultural effort to support downsizing and living a simpler lifestyle with smaller accommodations and increased financial freedom. Tiny house living can be a way to reduce debt and allow you to save money or spend it on other things like travel, education or unique experiences.

If these ideals are important to you, read on to learn more about tiny homes, the average – and sometimes hidden – costs to build these smaller homes, and whether they’re right for your life goals.

What Is A Tiny House?

A structure less than 400 square feet is considered a tiny house. While much smaller than a typical home, a tiny house provides most of the comforts of larger homes, including a full- or queen-sized bed, a bathroom, a kitchen and a living room – but on a much smaller scale.

How Much Does A Tiny House Cost To Build?

The average cost of a tiny house is $30,000 – $60,000, but a tiny house can cost as little as $4,000 or as much as $180,000. One of the appealing things about building a tiny house is that you can decide how many extra features you want to include. The cost of these small custom homes is highly dependent on building materials, the amenities you choose and additional costs.

For example, a $10,000 house will likely be lacking basic necessities like a bathroom, which is often required by local building codes. Tiny homes that are priced higher – usually over $50,000 – typically include more luxuries, like granite countertops, stainless steel appliances and other high-end finishes.

Even still, the cost of building a regular-sized house is just over $280,000. So, with a tiny house, you may be able to get the bells and whistles in a home for less money. However, it comes at the cost of less space.

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The Hidden Costs Of Tiny Homes

With prices lower than a normal-sized home, tiny house owners may think they’re getting quite the bargain. But you’ll need to consider hidden costs and other factors before you downsize for a deal.

DIY Tiny Home Expenses

While many people decide to build their own tiny house, the cost of land and building materials can add up quickly. Demand for building materials has increased over the years and resulted in a 5% to 10% rise in prices. Some of these materials can be difficult to get your hands on so it’s important to start planning early and account for extra time for delivery.

You’ll want to consider the costs of human error, too. If you are not a skilled builder, even one mistake could cost you extra time and money. It might be worthwhile to hire a tiny-home builder who has expertise in building efficient dwelling units.

Zoning Laws

Depending on where you live, you’ll have to follow the local zoning laws. These laws prevent homeowners from putting their tiny house wherever they want without paying for it. For example, tiny houses cannot be placed on a friend or family member’s land for free.

It’s a good idea to work with a property surveyor to understand the boundaries for your particular location. This can cost around $100 – $600. Some urban and suburban communities have strict regulations so it’s important to contact your local government officials to understand the zoning laws to avoid any zoning issues and fines.

Several tiny house communities have organized in pockets of the country without zoning restrictions. Often, these micro communities will offer communal spaces like firepits, fitness centers or outdoor picnic tables to accommodate eco-conscious mindsets.

Building Permits And Codes

You will most likely need a building permit to construct your new home according to local building codes, as well as to legally occupy your tiny home. Before you build, you should refer to Appendix Q, a uniform set of standards for constructing mini homes.

However, some codes haven’t been modified for tiny houses, so you may need to consider the cost of hiring a contractor or tiny house builder who is familiar with the appropriate codes.

At the very least, you may need to hire an electrician to ensure that electrical components are safely installed so that they don’t pose a fire hazard or electrocution risk. This also applies if you’re converting an existing structure, such as a shipping container, into a tiny home.


To have a livable space, you’ll have to meet some basic needs with utilities like water and electricity. Depending on the location of your tiny home, you may need to hook utilities up to a water line, an outlet and a city sewer or a septic tank.

If your house is located off-grid – meaning there’s no access to utility sources – you may need to collect rainwater or dig a well, use residential solar panels and install a septic system.

Wherever the location of your home, utility hook-ups can be an expensive part of a tiny house.

Tiny Home Insurance

How your tiny home is built will determine what type of insurance you’ll need. If your tiny home stands on a permanent foundation, you’ll probably get mobile home insurance. If your tiny house is built on a trailer or converted from a van, you’ll most likely qualify for RV (recreational vehicle) insurance for your small home on wheels.

Financing Obstacles

Most tiny homes will not qualify for a traditional mortgage, so owners either pay cash out of pocket or take out a personal loan to pay for their home.

Whether your mini house is manufactured as an RV or is converted, like a van, be sure to look into reclassifying your home as an RV with your local DMV. An RV classification opens up some RV loan options, which will typically have lower interest rates and longer loan terms than a personal loan.

Tiny House Trailer Costs

If you’re planning to build a portable tiny house, you may need to factor in how much a trailer for a tiny house is going to cost. The average cost of a new or custom-made tiny house trailer may range from about $4,500 – $9,000 plus shipping or delivery fees.


If you can’t downsize your life and all of your things to fit your new lifestyle and home, you may have to rent a storage unit to hold it all.

On the flip side, as part of your downsizing strategy, you could potentially earn some money by selling your items through a garage sale.

Resale Value

Tiny houses are not guaranteed to appreciate the way a regular home will. In fact, tiny homes can actually depreciate, especially if it’s customized to your wants and needs. Tiny homes, like other examples of alternative housing, also fall into a very niche market, so it may be harder to sell your home.

Tiny House Prices: What You’ll Get For The Amount You Pay

Are you thinking about building or buying a home? Learn what you can expect at various price points, and know that you may be able to buy a higher-tier tiny home that has already been lived in for less money than a new tiny home.

Tiny Homes That Cost Under $25,000

Grey tiny house

These cheaper tiny houses on wheels will likely be some of the smallest ones – usually 100 to 200 square feet – since you pay by the square foot. They may not include a bathroom and will be the most bare-bones structures of them all. Still, you may be able to buy a higher-tier tiny home that has already been lived in for less money.

Tiny Homes That Cost Under $50,000

Family playing cards in tiny home or RV.

Tiny homes under $50,000 typically use inexpensive materials and offer less space. However, these homes typically have a bathroom and separate space for sleeping.

Tiny Homes That Cost Under $75,000

Tiny house interior

Tiny homes in this price range will be a little bigger and come equipped with everyday conveniences, like a more spacious kitchen and living area and almost a full bath – a whole three-quarters!

Tiny Homes That Cost Under $100,000

Rustic tiny home interior.

With a tiny home under $100,000, you’ll start seeing more customized features, additional rooms and high-end fixtures. The materials used are more expensive in this price range too.

Tiny Homes That Cost Under $150,000

Modern, sleek interior of small home.

These homes will most likely have the maximum square footage of 400 and be tricked out with all the luxury that can fit in the small space. That includes amenities like granite countertops, custom-built appliances, posh lighting and a spa tub.

Is A Tiny House Right For Me?

Tiny house living brings plenty of challenges and may or may not be the right lifestyle for you. It’s definitely not for the claustrophobic.

For others, it could be the perfect option. Here are a few pros and cons a prospective home buyer should consider about house size before moving into a tiny house.

Pros Of Tiny Homes

  • Ownership: You can own a home without taking on a large debt.
  • Lower housing expenses: It can help you save money and pay off other debts.
  • Energy-efficiency: Tiny houses have a lower environmental impact because there is simply less space to heat, cool and light.
  • Customizable: Tiny houses may allow for more customization.
  • Less maintenance: There are fewer rooms and surfaces to clean.
  • Freedom to travel: If your tiny home is on wheels, you can pick up and move whenever.

Cons Of Tiny Homes

  • More structural wear and tear: Wear and tear is more frequent with occasional bumps from moving around in such a small space.
  • Limited privacy: If you live with a partner, you get very little privacy.
  • Staying tidy: Any untidiness can feel like a huge mess.
  • Limited storage space: You’ll need to downsize, which may include getting rid of sentimental items.
  • Entertainment restrictions: You can’t have many guests over at one time.
  • Unrestricted odors: It can be difficult to avoid smells without walls to separate the kitchen, bedroom or bathroom.

The Bottom Line: Tiny Houses Have Tiny Costs

A tiny home can help you pay off debt, save money and lower your environmental impact, but you may need to sacrifice your space, privacy and comfort to do so. While tiny houses are typically less expensive than a normal-sized home, you may not be able to get a mortgage to pay for them.

If you’re unsure whether this lifestyle is for you, take tiny home living for a trial run by staying in one for a vacation or weekend.

Find out what your options are for buying property to build a tiny home on by starting the application process today!

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Lauren Nowacki

Lauren is a Content Editor specializing in personal finance and the mortgage industry. Her writing focuses on reporting the best places to live in the U.S. based on certain interests and lifestyles. She has a B.A. in Communications from Alma College and has worked as a writer and editor for various publications in Philadelphia, Chicago and Metro Detroit.