Long-term THOW community
Orlando Lakefront at College Park
Orlando
Moderate
Tiny Homes in Florida
Florida offers a clear code path for foundation tiny homes via Appendix Q and a growing network of THOW-friendly RV communities — but flood zones, hurricane wind codes, and local zoning still make placement highly site-specific. A statewide ADU mandate (SB 48) is advancing in the 2026 legislature.
Updated March 2026
$450–$850/mo
Avg. parking cost
21
Builders serving this state
Appendix Q, Florida Residential Code (8th Edition, 2023)
2023
55%
Potential monthly savings vs. traditional FL home
Why Florida
Florida is an active and evolving tiny home market. The Florida Residential Code’s Appendix Q provides a clear technical pathway for foundation homes under 400 sq ft. Jacksonville has established by-right ADU rules, and SB 48/HB 313 — advancing with strong bipartisan support in the 2026 session — would mandate statewide ADU approval on all single-family lots if enacted. A 2024 bill (CS/HB 557) that would have formally defined movable tiny homes died in committee, so THOWs remain classified as RVs without a dedicated statutory definition. Hurricane codes and flood zones add engineering complexity not found in most other states, especially along the coast and in the Miami-Dade High Velocity Hurricane Zone.
Where to Place a Tiny Home in Florida
Central Florida has the strongest concentration of tiny home communities. Orlando Lakefront at College Park is the state’s most established THOW community, with 50 lakefront spots at $625–$850 per month including water, sewer, internet, and lawn care. The community is three miles from downtown Orlando and has been operating since 2015.
Simple Life near Ocala offers foundation cottages under 400 sq ft starting at approximately $125,000, with lot fees of $350–$450 per month covering water, cable, trash, and landscaping. The community includes a saltwater pool, fitness studio, and dog park.
Near Tampa, Circle Pond Tiny Home Community in Ruskin welcomes THOWs on permaculture-focused lots starting under $500 per month. Gracious Tiny House Park in Okeechobee offers lakefront THOW lots starting at $450 per month on long-term leases, with 21 sites along the river.
In Brevard County, Braveheart Community in Cocoa features Cornerstone-built foundation tiny homes on individual lots, partnering directly with a Florida-licensed builder.
For short-term stays, Sunshine Key Tiny House Village in the Florida Keys offers five tiny homes for nightly rental at $250–$300 per night, 30 miles from Key West.
Florida Tiny Home Builders
Three verified Florida-based builders cover the main build types.
Movable Roots in Melbourne builds custom THOWs, park model RVs, and modular homes (400–850 sq ft) from their Brevard County facility. THOWs start at approximately $108,000 (the Boehm model, 265 sq ft). All modular units are built to Florida Building Code wind ratings. Established 2017, ANSI 119.5 compliant.
Cornerstone Tiny Homes in Longwood (near Orlando) is a licensed Florida general contractor building both foundation and wheeled tiny homes since 2014. Foundation homes start at $78,000 for a 288 sq ft studio and range up to $192,000+ for a 1,051 sq ft three-bedroom. They also develop tiny home communities, including Braveheart Community in Cocoa.
Florida Made Tiny Homes in Fort Myers specializes exclusively in on-site ADU construction statewide. Studios are 384 sq ft; one- and two-bedroom models also available. Standard features include quartz countertops, handcrafted cabinets, and curbless showers. Free property analysis; no hidden fees.
Key Regulations to Know
Florida’s regulatory framework operates at three levels. Appendix Q of the Florida Residential Code (2023 eighth edition) provides the technical pathway for foundation tiny homes under 400 sq ft, covering loft access, ceiling heights, and emergency egress.
THOWs have no dedicated statutory definition. CS/HB 557 (2024) would have created one — defining movable tiny homes under 400 sq ft as a subset of trailers — but died in the House Commerce Committee in March 2024. For now, THOWs are registered as RVs or trailers through the DHSMV, and RV-park placement is the clearest full-time living pathway.
The biggest pending change is SB 48 / HB 313 (2026 session), which would require all Florida municipalities to allow at least one ADU by right on single-family lots by December 1, 2026. SB 48 has passed all three Senate committees 22-0 and heads to a full Senate vote. A predecessor (SB 184, 2025) passed both chambers in substance but died on the final session day over short-term rental provisions. If SB 48 passes, it would open backyard tiny homes on permanent foundations statewide.
Hurricane and wind codes are the biggest Florida-specific consideration. Wind-load requirements range from 130 mph inland to 185 mph in the Miami-Dade High Velocity Hurricane Zone. Coastal homes need impact-resistant windows or shutters, reinforced roof-to-wall connections, and engineering documentation. Many coastal zones also require flood elevation certificates and may mandate raised foundations.
For THOWs, RVIA certification is strongly recommended. It simplifies DMV registration, enables RV-park placement, and opens up financing and insurance options. NOAH certification is an alternative for self-builders. Builders like Movable Roots build to ANSI 119.5 standards, which is the park model RV standard accepted across Florida.
Common Questions
Can I legally live full-time in a tiny house on wheels in Florida?
THOWs are classified as recreational vehicles under Florida law — there is no dedicated statutory definition. Full-time living in a THOW is generally permitted in RV parks and communities that allow long-term stays, but most residential zones do not allow THOWs as permanent primary dwellings. A 2024 bill (CS/HB 557) that would have defined movable tiny homes died in committee. Communities like Orlando Lakefront and Gracious Tiny House Park accept full-time THOW residents on long-term leases.
Does Florida require a minimum square footage for homes?
Florida does not set a statewide minimum square footage for dwellings. Appendix Q of the Florida Residential Code specifically addresses homes under 400 sq ft. However, individual counties and municipalities may impose their own minimums — often 400 to 600 sq ft in urban zones. Always check your local land development code.
What wind and hurricane requirements apply to tiny homes in Florida?
All structures must meet Florida Building Code wind-load standards, which range from 130 mph inland to 185 mph in the Miami-Dade High Velocity Hurricane Zone. Coastal tiny homes typically need impact-resistant windows or shutters, reinforced roof connections, and engineering documentation. THOWs must be properly anchored and may need to be relocated during hurricane warnings.
Are ADUs legal statewide in Florida?
Not yet statewide, but the law is rapidly changing. SB 48/HB 313 (2026 legislative session) would require all local governments to allow at least one ADU by right on single-family lots by December 1, 2026. SB 48 passed all three Senate committees unanimously. A predecessor bill (SB 184, 2025) died on the final session day. Currently, Jacksonville has by-right ADU rules (Ordinance 2022-0448-E), Tampa allows ADUs in eight neighborhoods, and Pinellas County expanded ADU capacity to 1,000 sq ft in 2024.
How do I register a THOW with the Florida DMV?
THOWs are registered as trailers or recreational vehicles through the Florida DHSMV. You need a manufacturer's certificate of origin (for factory-built) or a homemade trailer affidavit (for self-built), a VIN inspection, and proof of insurance. RVIA-certified homes simplify the registration process. Registration fees are based on weight class.
Which Florida counties are most friendly to tiny homes?
Pasco County has expanded ADU capacity to 1,200 sq ft. Pinellas County allows ADUs up to 1,000 sq ft. Brevard County hosts Braveheart Community with Cornerstone Tiny Homes. Rural counties in North Florida and the Panhandle tend to have fewer restrictions. Orange County (Orlando) hosts the well-known Orlando Lakefront community. Always verify current zoning with the county planning office.
Zoning & placement
As of March 2026, Florida has one of the clearer regulatory paths for tiny homes in the Southeast. Appendix Q of the Florida Residential Code (adopted 2020, updated in the 2023 eighth edition) covers homes under 400 sq ft on permanent foundations, addressing lofts, ceiling heights, and emergency egress. THOWs have no dedicated statutory definition — Florida classifies them as RVs or trailers — but RVIA- or ANSI 119.5-certified homes can be placed in RV parks and resort communities. Jacksonville has established ADU by-right rules and Pinellas and Pasco counties have expanded ADU programs. SB 48/HB 313 (2026 session) would mandate statewide ADU approval on single-family lots and has passed all Senate committee stops with a 22-0 vote; it is not yet law. CS/HB 557 (a 2024 movable tiny homes bill that would have created a statutory THOW definition) died in the House Commerce Committee. SB 184 (a 2025 ADU mandate) died on the final day of the 2025 session over short-term rental provisions. Coastal counties add wind-load requirements (130–185 mph depending on zone) and flood elevation rules that can materially affect design and cost. With over 400 municipalities each enforcing their own rules, always verify requirements with the local planning department before purchasing or placing.
Verify current requirements with your local planning department.
What to verify locally
- • Confirm whether your tiny home will be treated as an ADU, a site-built dwelling, or a recreational vehicle.
- • Ask about utility hookup requirements, especially sewer, electrical service, and emergency-access setbacks.
- • Check whether long-term occupancy is allowed on the lot type you are considering.
Key legislation
Appendix Q, Florida Residential Code (8th Edition, 2023)
2023Covers tiny homes under 400 sq ft on permanent foundations. Addresses loft access, ceiling heights, emergency egress, and habitable space requirements specific to small dwellings. Adopted statewide.
CS/HB 557 — Movable Tiny Homes (DIED)
2024Would have created the first statutory definition for movable tiny homes under 400 sq ft as a subset of trailers. Passed two House committees unanimously in 2024 before dying in the House Commerce Committee on 3/8/2024. THOWs remain classified as RVs with no dedicated definition.
SB 48 / HB 313 — Statewide ADU Mandate (2026 Session, In Progress)
2026Requires all local governments to allow at least one ADU by right on single-family lots by December 1, 2026. SB 48 passed all three Senate committees 22-0; HB 313 pending additional committee stops. A predecessor bill (SB 184, 2025) died on final session day. Not yet law as of March 2026.
Jacksonville ADU By-Right Ordinance 2022-0448-E
2022Allows ADUs by right in most Jacksonville residential zones, up to 1,000 sq ft. No owner-occupancy requirement. One of the most permissive ADU frameworks of any major Florida city.
City of Tampa ADU Standards
2024Tampa authorizes ADUs in eight designated neighborhoods as of October 2024. Max 950 sq ft. Owner must maintain primary residence on property. 7-day minimum rental stay required.
Where to Park
Communities, resort villages, and parking economics to watch in Florida.
Long-term THOW community
Gracious Tiny House Park
Okeechobee
Cottage community (purchase homes)
Simple Life
Ocala
Long-term THOW (permaculture focus)
Circle Pond Tiny Home Community
Ruskin
Short-term rental (nightly)
Sunshine Key Tiny House Village
Ohio Key
Foundation tiny home community
Braveheart Community
Cocoa
Parking cost ranges
South Florida (Miami-Dade, Broward, Palm Beach)
$700–$1,200/mo
Highest costs in the state. Very limited THOW-specific communities; most options are RV parks or mobile home parks. Miami-Dade High Velocity Hurricane Zone adds engineering requirements that increase build costs 15–25%. ADU placement is growing as SB 48 advances in the 2026 legislature, but permitting remains complex.
Central Florida (Orlando, Ocala, Lakeland)
$450–$850/mo
Orlando Lakefront at College Park is the state's most established tiny home community at $625–$850/mo lot rent. Simple Life near Ocala offers lots at $350–$450/mo. Strongest concentration of tiny home communities in the state.
Tampa Bay (Tampa, St. Petersburg, Ruskin)
$500–$900/mo
Tampa has the clearest ADU policy documentation of any Florida city. Circle Pond in Ruskin offers THOW lots under $500/mo. Hillsborough and Pinellas counties are actively expanding ADU programs under SB 184.
North Florida & Panhandle (Jacksonville, Gainesville, Pensacola)
$350–$650/mo
Lowest costs and fewest restrictions in the state. Rural counties have more permissive zoning for tiny homes and THOWs. Agricultural zoning exceptions may allow THOW placement without special permits. Growing interest but fewer established communities.
Builders Serving Florida
Atkinson Cottages
Childersburg, Alabama
Childersburg, Alabama park model home dealer serving six southeastern states, operating adjacent to Atkinson Homes on US Highway 280. Sells Clayton-built park models starting around $80,000, handles permitting and site prep, and delivers to Alabama, Florida, Georgia, Tennessee, Louisiana, and Mississippi. Active as of May 2026.
Park models Tiny homes
Service areas: Alabama, Florida, Georgia, Tennessee, Louisiana, Mississippi
BOXhaus Designs
Hobe Sound, Florida
Hobe Sound, Florida architect-builder founded in 2004 by Rick Gava, offering NOAH-certified tiny homes on wheels and custom foundation designs; site builds serve the Palm Beach Gardens area and move-in-ready units deliver across Florida, as of May 2026.
THOW Foundation builds
Service areas: Florida
Build Tiny
Berryville, Virginia
Berryville, Virginia THOW builder and workshop host run by Robin Hayes, a Green Advantage Certified Builder with over 40 years of construction experience. Offers custom-built tiny homes on wheels and hands-on build workshops held in Clarke County, VA each spring and fall. Serves Virginia and the broader East Coast, with delivery across the U.S. Custom builds range from approximately $30,000 for owner-assisted projects to $60,000 or more for fully built homes, as of May 2026.
THOW Custom builds
Service areas: Virginia, Maryland, Washington DC, North Carolina, South Carolina, Georgia, Florida
Cornerstone Tiny Homes
Longwood, florida
Family-run licensed Florida general contractor (30+ years experience) building foundation and wheeled tiny homes since 2014. Foundation homes from $78,000 (288 sq ft) to $192,000+ (1,051 sq ft). Also develops tiny home communities across Florida, including Braveheart Community in Cocoa.
Foundation builds THOW ADU
Service areas: florida
Deer Valley Homebuilders
Guin, Alabama
Guin, Alabama manufacturer of energy-efficient manufactured and modular homes, founded in 2004. Operates a 200,000-square-foot facility and has produced 15,000+ homes across 18 states. Offers a "Cozy Cabins" tiny-home line within its Signature series, built to HUD code or state modular standards. Member of the Alabama Manufactured Housing Association. Active as of May 2026.
Prefab / modular Manufactured homes Foundation builds Tiny homes
Service areas: Alabama, Arizona, Arkansas, Florida, Georgia, Illinois, Indiana, Kentucky, Louisiana, Mississippi, Missouri, New Mexico, North Carolina, Oklahoma, South Carolina, Tennessee, Texas, West Virginia
Dragon Tiny Homes
Snellville, Georgia
Dragon Tiny Homes is a THOW manufacturer based in Snellville, Georgia, operating from a large indoor facility at 3864 Centerville Highway. Widely cited as the largest tiny home builder in Georgia as of May 2026, Dragon builds its own custom steel trailers in-house and offers multiple production models — including the Genesis, Vista, Avalon, Webster, Sora, Fairfax, and the entry-level 16-foot Element — as well as fully custom builds. All homes are NOAH certified and Dragon is registered with NHTSA as a Completed Vehicle Manufacturer (MID #22031). Delivery is available nationwide in the continental US; delivery cost is $3 per mile from their Snellville shop.
THOW Custom builds
Service areas: Georgia, National
Florida Made Tiny Homes
Fort Myers, florida
Fort Myers-based ADU specialist building on-site accessory dwelling units statewide. Offers studios (384 sq ft), 1-bedroom, and 2-bedroom models. Standard features include quartz countertops, handcrafted cabinets, luxury vinyl floors, and curbless showers. Free property analysis and estimate. No hidden fees. 1-year workmanship warranty.
ADU Detached ADU Foundation builds
Service areas: florida
Florida Tiny House Builders
Fellsmere, Florida
Fellsmere-based custom tiny house builder (LLC incorporated April 2021) with 75+ years of combined construction experience, producing third-party-certified THOWs, foundation homes, and shipping container houses delivered across Florida and nationwide, as of May 2026.
THOW Foundation builds
Service areas: Florida
Goshen Tiny Homes
Bradenton, Florida
Bradenton-based licensed Florida residential contractor (CRC1335198) building block-constructed, on-site ADUs to Florida Building Code standards across the state, from Tampa Bay and Orlando to Miami and Jacksonville, as of May 2026.
ADU Foundation builds
Service areas: Florida
Homestead Tiny House Co.
Alpharetta, Georgia
Homestead Tiny House Co. is a NOAH-certified tiny home builder located at 1018 Branch Dr, Alpharetta, Georgia. Their THOW lineup includes the Aspen, Montrose, and Durango models; they also produce skid-based timber-beam structures under the Longmont and HomeShed names. All builds feature 2x4 framing at 16" on center, closed-cell spray foam insulation, metal roofing, and wood tongue-and-groove interior finishes, inspected to ANSI/NOAH standards. Homestead serves the Southeast and ships beyond; they also maintain an operation in Williston, Florida.
THOW Foundation builds
Service areas: Georgia, Florida, Southeast US
Hummingbird Tiny Housing
Danville, Georgia
Hummingbird Tiny Housing is one of the Southeast's first tiny home builders, established in 2014 in Danville, Georgia (Central Georgia). The company draws on 38 years of construction experience to produce custom tiny houses on wheels — all built on purpose-built tiny house trailers — with signature features including wood floors, retractable porches, and custom interiors. Models include the Daisy and Magnolia. Hummingbird has delivered homes nationwide and has been featured on HGTV's Tiny House Hunters, House Hunters, and DIY Network's Tiny House, Big Living. The company also operates vacation tiny home rentals on their 10-acre Danville property.
THOW Custom builds
Service areas: Georgia, National
Martinez Casitas
Albuquerque, New Mexico
Albuquerque-based tiny home builder offering custom tiny houses on wheels (THOW), foundation-built tiny homes, and off-grid structures. Owner Ryan Martinez operates the workshop at 10008 Cochiti Rd SW, Albuquerque, NM 87123. Homes start at $82,000 as of May 2026. Authorized builder for the City of Albuquerque and delivers nationwide.
THOW Custom builds Foundation builds
Service areas: New Mexico, National
Movable Roots
Melbourne, florida
Melbourne-based builder of custom tiny homes on wheels, park model RVs, and modular homes (400–850 sq ft). THOWs start at approximately $108,000. Modular units are built to Florida Building Code wind ratings. Established 2017. Active in Brevard County's Braveheart Community.
THOW Park Model RV Modular homes
Service areas: florida
Mustard Seed Tiny Homes
Buford, GA
Mustard Seed Tiny Homes is a premium tiny house builder based in Buford, Georgia, serving North Carolina and the broader Southeast. They build both modular and park model tiny homes with models including The Dogwood, The Juniper, The Sycamore, and The Harvest. Their modular tiny homes are permanently placed structures that become part of the real estate. Mustard Seed ships throughout the Southeast from their Metro Atlanta facility and partners with Lend4Build for financing options.
Modular Park Model Foundation
Service areas: North Carolina, South Carolina, Georgia, Tennessee, Alabama, Florida, Virginia, Kentucky, Mississippi, West Virginia
Nordic & Spruce
Monterey, Tennessee
Monterey, Tennessee builder crafting Scandinavian-inspired Park Model Recreational Vehicles (PMRVs) from a workshop in the Upper Cumberland Plateau. All models are built to the ANSI 119.5 NOAH+ standard and delivered across Tennessee and the lower 48 states. As of May 2026, the company has completed 70+ homes with a five-person team.
Park models Prefab / modular
Service areas: Tennessee, National
Phoenix Building Solutions
Greenville, Alabama
Greenville, Alabama manufacturer of ANSI A119.5-certified park model homes and tiny homes, founded in 2022. Operates a 75,000-square-foot NTA-certified facility producing custom park models for RV parks, campgrounds, and private buyers. Member of the Florida RV Park & Campground Association. Active as of May 2026.
Park models Prefab / modular Tiny homes
Service areas: Alabama, Florida, Southeast United States
Rough Cut Tiny Homes
Conway, South Carolina
Conway, South Carolina THOW builder founded in 2017 by Spencer Sousa, who built his first tiny house at age 16. Handcrafts custom tiny homes on wheels ranging from 24 ft to 42 ft in length; delivers throughout the United States. Annual revenue of approximately $402,000 in 2025 confirms active operations. Active Facebook presence and a five-review Birdeye profile confirm current business activity as of May 2026.
THOW Custom builds
Service areas: National, South Carolina, North Carolina, Georgia
Southern Comfort Tiny Homes
Greenville, South Carolina
Greenville, South Carolina THOW builder producing custom tiny homes on wheels for full-time living, short-term rentals, and everything in between. Homes are built in-house at their Greenville shop and can be picked up locally or delivered anywhere in the continental United States through third-party transport partners, as of May 2026. Strong presence in the South Carolina upstate market.
THOW Custom builds
Service areas: National, South Carolina, North Carolina, Georgia, Tennessee, Alabama, Florida
Tiny House Building Company
Fredericksburg, Virginia
Fredericksburg, Virginia's first dedicated tiny home builder, founded in 2014 by Kristopher Angstadt, a Class A licensed contractor in the Commonwealth of Virginia with over 20 years of local construction experience. Builds custom tiny houses on wheels on trailer frames from 12 to 40 feet. Offers approximately 30 models ranging from 150 to 400 square feet, with base prices starting around $60,000 and climbing past $100,000 for custom configurations, as of May 2026.
THOW Custom builds
Service areas: Virginia, Maryland, North Carolina, South Carolina, Georgia, Florida
Tiny Idahomes
Emmett, Idaho
Family-owned RVIA-certified tiny house builder in Emmett, Idaho, producing custom tiny homes on wheels since 2014. Ships completed homes to customers across the United States and internationally.
THOW Custom
Service areas: Idaho, national
Utopian Villas
Mount Pleasant, Wisconsin
Utopian Villas is a Wisconsin-based manufacturer of custom tiny homes and park model homes with published service-area pages that include Delaware. The company builds customized and personalized tiny homes and modular homes, with a current Wisconsin location in Mount Pleasant and a second listed location in Texas.
Park models Prefab / modular Custom builds Tiny homes
Service areas: Indiana, Alabama, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Idaho
Costs
A quick comparison between tiny-home living and conventional homeownership in Florida.
Tiny home path
Typical home purchase $50K–$150K
Estimated monthly total $900–$1,600/mo
Traditional home path
Typical home value $412,000 median sale price (Feb 2026)
Estimated monthly total $2,800–$3,500/mo
Potential monthly savings
$1,200–$1,900/mo
Tool
Cost calculator
Estimate ownership, utilities, parking, and maintenance for a tiny-home setup.
Tool
Loan calculator
Compare financing structures before you contact builders or lenders.
Guide
Tiny home loans in Florida
Current rates, top lenders, and financing notes specific to Florida.
Tool
Zoning map
Explore which states are friendlier to tiny homes before you shortlist cities or builders.
City Guides
Explore tiny home zoning, builders, and costs in specific Florida cities.
Resources for Florida buyers
Guides, zoning explainers, and financing articles related to this state.
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