co-housing
Southside Park Cohousing
434 T Street, Sacramento, CA 95818
25-unit intentional cohousing community in downtown Sacramento, built 1993 (5th cohousing community built in the US). Shared kitchen, dining, laundry, and garden.
Moderate · Why this rating →
Tiny Homes in Sacramento, California
Tiny homes in Sacramento, California — zoning rules, THOW parking, builder costs, and what you need to know before buying.
Last researched June 2026
$45,000 – $150,000
Builder cost range
6
Builders serving area
524,943
Population
Moderate
Tiny-home friendliness
Why Sacramento
Sacramento pairs Central Valley land economics with capital-city amenities, and that combination favors backyard dwellers: lots in Oak Park, Tahoe Park, and Curtis Park are flat and deep, and siting a small unit is usually straightforward. Summers run hot — stretches above 95°F are normal — but mornings cool off, and the American River Parkway's 32 miles of trail are the local antidote. Winters are mild and green. Midtown's restaurant-and-bar grid keeps city life close, while Tahoe and the coast are each about two hours out, in opposite directions.
Zoning & Placement
State zoning:ModerateADU rules:Documented below
The City of Sacramento approves tiny homes as Accessory Dwelling Units (ADUs) and permits THOWs (tiny homes on wheels) to be placed in most residential zones, provided they meet California Building Code standards. Sacramento follows the 2022 California Building Code, which was updated in 2025 with Appendix BB (effective statewide January 1, 2026) establishing minimum ceiling heights of 6 feet 8 inches for habitable space in tiny houses. THOWs may serve as either a primary dwelling or an ADU on a compliant lot. Detached ADUs in Sacramento may be up to 1,200 square feet, and ADUs are permitted on R-1, R-2, R-3, and R-4 zoned parcels, with minimum 4-foot setbacks. Specific ordinance details for Sacramento city were not confirmed beyond these general parameters as of April 2026.
Note: West Sacramento (a separate city in Yolo County) passed Ordinance 24-9 explicitly legalizing THOWs as dwelling units; this ordinance does not apply to the City of Sacramento. Sacramento city residents should verify THOW-specific permit pathways directly with the City's Department of Community Development.
As of January 1, 2026, several state ADU laws took effect that apply to Sacramento: AB 976 permanently removes owner-occupancy requirements for standard ADUs; SB 1211 allows up to 8 detached ADUs on multifamily lots; AB 1154 limits owner-occupancy requirements to JADUs sharing sanitation facilities with the primary dwelling; and SB 937 allows most impact fees to be deferred to final inspection. Verify current requirements with your local planning department before purchasing land or beginning construction.
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.
- • Verify minimum square footage requirements for your zone classification.
ADU & Backyard Tiny Homes
Sacramento ADUs follow California's state baseline (Gov. Code § 65852.2): one ADU plus one JADU per single-family lot, detached units up to 1,200 square feet, four-foot side and rear setbacks, and no replacement parking when an uncovered space is removed for an ADU (SB 1211, effective January 2025). As of March 2026, per public reporting (Hoodline), the city has floated a "Cottages on Wheels" ordinance that would legalize tiny houses on wheels as backyard dwellings with utility-hookup and safety standards, but it had not been adopted as of June 2026. Across the river, West Sacramento adopted Ordinance 24-9 in April 2025, allowing THOWs as primary dwellings or as ADUs under its Section 17.30.040 standards — a nearby option for buyers comparing jurisdictions.
Where to Park
Communities, RV parks, and parking options in and near Sacramento.
THOW parking rules:Documented belowCommunities listed:4
In Sacramento, THOWs meeting California Building Code standards may be sited on residential lots as ADUs or primary dwellings, subject to setback rules (minimum 4 feet) and standard ADU permit requirements. The Sacramento County 2026 Interim Zoning Code also promotes tiny dwellings for density and waives fees for affordable housing variants in unincorporated areas. Delta Bay is a notable tiny home community approximately 50 miles southwest of Sacramento in the California Delta, between Sacramento and the Bay Area. The community hosts 13 tiny houses plus approximately 60 RV and trailer spaces, with roughly 80 full-time residents. Each long-term resident has a full lot with individual water, electricity, and sewer hookups; monthly lot fees cover common areas, water, and sewer. Tiny house and RV residents are welcome to make Delta Bay their permanent home. For RV parks closer to Sacramento proper permitting full-time THOW residency, contact the city's planning department or a local real estate agent, as specific city-adjacent options were not confirmed as of April 2026.
rv-park
College Oaks Mobile Home and RV Park
5000 Auburn Blvd, Sacramento, CA 95841
Long-term RV park with 3-month minimum stay; monthly rates $895-$995 with freeway access and transit nearby.
rv-park
Sacramento Shade RV Park
2150 Auburn Blvd, Sacramento, CA 95821
Tree-shaded RV park north of the Sacramento River that welcomes long-term guests.
rv-park
Park Delta Bay
922 W Brannan Island Rd, Isleton, CA 95641 (~45 mi SW of Sacramento)
Northern California's first legal tiny house community on the San Joaquin River, hosting 13 tiny homes alongside ~60 RV spaces; THOWs must be RVIA-certified.
Builders Serving California
California Tiny House
Fresno, California
Fresno-based family-owned builder with over a decade of experience and 100+ tiny homes built. Offers custom THOWs, shells, and a DIY Beta Program. Active in California tiny home legislation and partners with high school CTE programs through their Tiny_edu nonprofit. THIA member.
THOW Custom builds ADU consulting
Service areas: California
Forever Tiny Homes
Cottonwood, California
RVIA and PWA certified builder operating from a 24,000 sq ft facility in Cottonwood. Minority woman-owned, state-licensed RV manufacturer with NHTSA compliance and VIN stamping. Offers in-stock models and custom builds with nationwide shipping. THIA commercial member.
THOW ADU
Service areas: California, Nationwide
Seattle Tiny Homes
Buckley, Washington
Buckley-based builder and one of Washington's first to embrace L&I factory inspection. Builds ANSI 119.5 certified THOWs, park models, and modular tiny homes. CEO Todd McKellips also serves as executive director of the Washington Tiny House Association.
THOW Park models Modular homes
Service areas: Washington, Oregon, California
Tiny Heirloom
Portland, Oregon
Portland-based luxury tiny home builder featured on national television. Family-owned company offering fully custom THOWs, park models, ADUs, and commercial builds. Signature Series starts at $129,900. Builds designed for Oregon's climate with moisture resistance and thermal insulation.
Luxury custom THOW Park models ADU
Service areas: Oregon, Washington, California
Tru Form Tiny
Eugene, Oregon
Eugene-based luxury tiny home builder with over 300 handcrafted homes delivered. Family-owned company with PHIUS and LEED backgrounds emphasizing sustainable building practices. Offers both signature models and fully custom builds with financing starting at $697/month.
Luxury THOW Custom builds
Service areas: Oregon, Washington, California
Wolf Industries
Battle Ground, washington
Battle Ground factory builder producing modular tiny homes, ADUs, and single-family homes. Over 500 homes placed in five years. New 21,000 sq ft factory doubles production capacity to two homes per week.
Modular homes ADU focused Prefab / factory-built
Service areas: washington, oregon, california, montana, idaho
Costs
A comparison between tiny-home living and conventional homeownership in Sacramento.
Typical builder range:$45,000 – $150,000
Builder cost range
$45,000 – $150,000 estimated range
Average tiny home builder costs in the Sacramento area. Actual prices vary by size, materials, and customization.
Guides for California Buyers
Guides, zoning explainers, and financing articles related to this state.
The Complete Guide to Tiny Home Living in California (2026)
Everything you need to know about living in a tiny home in California — legal pathways, best cities, costs by region, builders, financing, insurance, and off-grid options. Updated for 2026 laws.
Tiny Home Zoning Laws by State (2026): Where Can You Actually Live?
A state-by-state breakdown of tiny home zoning laws, THOW regulations, ADU rules, and where tiny homes are easiest to place legally in 2026.
Tiny Home Zoning by State: What's Legal Where in 2025
A state-by-state overview of tiny home zoning laws, covering the most friendly and most restrictive states for THOW and foundation tiny home placement.