Does this land work for a Tiny Home?

Buying Land for a Tiny Home: What You Really Need to Know Before You Buy

Tiny homes are everywhere — YouTube tours, Instagram reels, DIY builds, and sellers promising a simple, affordable lifestyle. It’s fun, inspiring, and often incomplete.

At LandedGround.com, we regularly speak with buyers who want land specifically for a tiny home. Many are surprised to learn that finding land where a tiny home is truly allowed is far more difficult than most online content suggests.

Before you buy land with a tiny home in mind, here are the realities you need to understand.

1. There Is No Universally Agreed-Upon Definition of a “Tiny Home”

One of the biggest challenges starts with the term itself.

A tiny home can mean:

• A house on wheels (THOW)

• A small site-built home

• A shed or cabin conversion

• A park model RV

• A manufactured or modular structure

• An off-grid dwelling

Counties, cities, and states do not agree on what qualifies as a legal dwelling versus a temporary or recreational structure. What a seller markets as a “tiny home” may be classified by a county as:

• An RV (not allowed for permanent living)

• An accessory structure (not allowed as a primary residence)

• A non-habitable structure

This lack of definition is at the core of most buyer confusion.

2. Tiny Home Sellers and YouTubers Rarely Emphasize How Hard Placement Really Is

Tiny home content is entertaining and motivating — but it often skips the hardest part: where the home can legally be lived in.

Many creators:

• Already own land with special allowances

• Are living there temporarily

• Are ignoring enforcement

• Are located in rare, permissive jurisdictions

What’s usually left unsaid is that in most places in the U.S., tiny homes are not allowed as a primary residence by default. The limiting factor is almost always the land, not the home.

3. Zoning, Building Permits, and Covenants Are Separate — and All Matter

Most buyers focus only on zoning, but zoning is just one layer.

Zoning regulations often require:

• Building permits

• Minimum square footage

• Permanent foundations

• Specific construction methods

Recorded covenants are separate from zoning and were typically created by the original developer. These can restrict:

• Minimum home size

• Types of structures allowed

• Manufactured or mobile housing

This is not the same as having an HOA. A property can have no HOA and still be subject to restrictive covenants.

The reality is that there are a vanishingly small number of parcels in the U.S. that:

• Have no zoning

• Have no restrictive covenants

• Allow full-time residential use

• Allow very small or unconventional dwellings

For example:

• California: To our knowledge, all counties are zoned, and building permits are required even for off-grid residential construction.

• Colorado: Almost all counties are zoned, except for a handful at the far edges of the state, well away from the mountains.

The popular idea of “mountain land with no rules” is far rarer than most people expect.

4. Water and Waste Are Not Optional

A common assumption is: “I’ll just drop a shed or tiny home on the land and live simply.”

In practice, most jurisdictions require:

• An approved water source (well, community system, or permitted hauled water in certain areas outside of California)

• A permitted septic system or sewer connection

Even off-grid living typically requires permits for:

• Septic systems

• Composting toilets (if allowed)

• Greywater disposal

Without approved water and waste systems, legal full-time occupancy is usually not allowed, regardless of how small the structure is.

5. Foundations Are Usually Required

Outside of designated:

• Manufactured home parks

• RV parks

• Campgrounds

Most jurisdictions require permanent foundations for dwellings. This includes manufactured and modular homes in the vast majority of areas we’ve researched.

Homes on wheels are often classified as:

• RVs

• Vehicles

• Temporary structures

This is one of the biggest disconnects between tiny home marketing and regulatory reality.

6. Some States Are More Flexible

Not all hope is lost.

We know of at least ONE place in California that allows “tiny homes” in certain “Tiny Home” tracts; The City of California City has a Small number of lots in certain designated tracts that DO allow Tiny Homes. If you are interested in one of these lots, they will say “Tiny Home Tract” in the listing description and can be found here: https://www.landedground.com/calcity

Texas, Oklahoma, and Arkansas have areas with:

• No zoning or very relaxed zoning

• Fewer enforcement hurdles

• More flexibility for unconventional living

These parcels are limited and often not widely advertised. At LandedGround.com, we sometimes have off-market inventory or knowledge of properties that may be better suited for tiny home buyers in these states.

👉 Before you buy, message us. We’d rather help you evaluate feasibility upfront than see you purchase land that doesn’t work for your goals.

The Bottom Line

Tiny homes can be a rewarding lifestyle choice — but the land must come first.

Before purchasing land:

• Don’t rely on social media alone

• Verify zoning, covenants, water, waste, and permit requirements

• Understand that “no HOA” does not mean “no rules”

At LandedGround.com, our goal is transparency. Even when the truth is less glamorous than the marketing, it helps buyers make better long-term decisions.

Disclaimer

The information provided in this article is for general educational purposes only and is not intended as legal, zoning, construction, or investment advice. Land use regulations vary by location and change over time. Buyers should always verify rules, requirements, and feasibility directly with the appropriate local authorities and qualified professionals before purchasing property.