THOW and park model lot-lease community
LuxTiny
Lakeside, AZ (White Mountains)
Friendly
Tiny Homes in Arizona
Arizona is one of the most legislation-forward tiny home states in the West. HB 2720 (2024) requires cities over 75,000 residents to allow ADUs as-of-right on single-family lots, and HB 2928 (2025) extends the same rules to unincorporated county land. Foundation tiny homes, park models, and THOWs all have documented legal paths here — Phoenix, Tucson, and Flagstaff each have explicit permitting guidance in place.
Updated April 2026
$575-$900/mo
Avg. parking cost
13
Builders serving this state
HB 2720 / A.R.S. § 9-461.18
2024
16
Arizona cities required to allow ADUs as-of-right under HB 2720
Why Arizona
Arizona’s 2024–2025 legislative cycle delivered the most significant tiny home policy shift in the state’s history. HB 2720 requires 16 cities to allow ADUs by right on single-family lots — no variance, no public hearing, no special permit. HB 2928 extends the same framework to unincorporated county land as of January 2026. For buyers, that means two high-confidence paths: a foundation ADU in a major metro, or in some counties, a park model or THOW placement on private land.
Where to Place a Tiny Home in Arizona
Phoenix metro is the easiest entry point for foundation ADUs. Phoenix published updated guidance reflecting HB 2720 and allows multiple ADU configurations on qualifying lots. The 200 sq ft minimum and 6’4” ceiling height are the primary size constraints. THOWs classified as RVs cannot occupy standard residential lots permanently — Desert’s Edge RV Park (Phoenix, 220+ sites) is the largest urban THOW placement option in the metro.
Tucson and Pima County offer the most mature tiny home permitting framework outside Phoenix. Pima County formally adopted 2018 IRC Appendix Q and publishes explicit guidance distinguishing between foundation tiny homes, de-wheeled chassis, and mobile chassis — each is treated differently by zone. Tucson’s November 2024 UDC amendment allows two casitas per parcel (up to 1,000 sq ft). Tiny Homes of Tucson quotes $95,000–$195,000 for completed casitas. Rincon Country West (1,100 sites) and Sentinel Peak (downtown, full-time residents welcome) are the primary THOW/park model communities.
Flagstaff and Coconino County define any home under 600 sq ft as a “tiny house” and have adopted 2018 IRC Appendix Q. Wildfire zone requirements add a community input layer to ADU approvals. Village Camp Flagstaff and Woody Mountain Campground are the main THOW options. LuxTiny in Lakeside (White Mountains, 45 spaces) is Arizona’s most prominently marketed dedicated tiny home community — lot leases start at $379/mo including water, sewer, and trash; homes start at $64,900 to purchase.
Rural Arizona offers the lowest cost but the most variable rules. Mohave County allows travel trailers as temporary residences during construction. Yavapai County is the most restrictive of the common rural destinations — lot rental for THOW occupancy is explicitly prohibited under county ordinance; only property owners may occupy. Raw land in Coconino and Mohave counties is available owner-financed from ~$200/mo over 5 years.
Arizona Tiny Home Builders
United Tiny Homes (Avondale/Goodyear, West Valley Phoenix) builds park model-style ADU units — ANSI-certified, towable, and designed to function as both THOWs and permanent backyard ADUs. Named to the Inc. 5000 in 2025, the company has active contracts for 155 ADUs for Arizona municipalities and a 65-home project in Sedona. Pricing is quote-based with 30-year financing available.
Minimal Living Concepts (Phoenix/Scottsdale) markets itself as “Arizona’s #1 Guest Home Builder” and publishes all-in pricing for its foundation ADU product line: FLEX Studio (322 sq ft) at $159,000; LIVE One-Bedroom (576 sq ft) at $175,000; LIVE+ Extended (741 sq ft) at $228,000; DWELL Two-Bedroom (1,178 sq ft) at $298,000. Modular construction, turnkey delivery, and permit handling included.
Tiny Homes of Tucson (Tucson, BuildZoom score 99) specializes in custom ADUs and casitas throughout the Tucson metro including Oro Valley, Marana, and Sahuarita. Brad Jones has 30+ years in construction; the company handles permits end-to-end. Published pricing: studio $95,000–$112,000; one-bedroom $114,000–$159,000; two-bedroom $145,000–$195,000. Permit fees and utility hookups are additional. Timeline: 6–12 months.
Phoenix Park Models (Phoenix) is a factory-direct builder/dealer of RVIA-standard park model units. New units start at $39,950; luxury models reach $215,000; used units from ~$25,000. Direct manufacturer pricing without dealer markup is the primary differentiator.
RG ProBuilders (Phoenix metro) builds custom tiny houses and modular “ModPods” with 20+ years of experience. Custom work; pricing by quote.
The Tiny Home Factory (Arizona and California) is a licensed general contractor in both states with 25 years in custom home construction, now focused on custom high-end tiny homes. Pricing by quote.
Key Regulations to Know
Arizona does not have a formal statutory definition of “tiny home” — the 2024 attempt (HB 2096) failed 27–31. In practice, your unit falls into one of four legal categories: site-built dwelling (IRC), accessory dwelling unit (ADU under HB 2720/2928), park model RV (A.R.S. § 33-2102, 320–400 sq ft, RVIA-certified), or travel trailer (under 320 sq ft, RV classification). Each category triggers different permit, zoning, and occupancy rules.
For ADUs in the 16 HB 2720 cities, municipalities may not require matching exterior design, setbacks greater than 5 feet from rear/side lines, additional parking, or owner-occupancy of the primary dwelling (unless the ADU is used as a short-term rental after September 14, 2024). HOA CC&Rs are explicitly not overridden — check before you build.
Permit timelines vary: Phoenix is 8–12 weeks ($1,000–$2,500); Pima County/Tucson is 6–10 weeks ($800); Flagstaff is 6 weeks ($700); Scottsdale runs 10 weeks ($1,200). Utility hookup costs add $9,000–$34,500+ depending on rural vs. urban placement.
For THOW registration, contact the Arizona MVD at azmvdnow.gov. Register before transporting or placing the unit; some counties require a separate placement permit once the unit is sited.
Common Questions
Can I legally live full-time in a tiny home on wheels (THOW) in Arizona?
Yes, but location matters. THOWs are classified as RVs in Arizona — they cannot serve as permanent residences on standard residential lots. However, you can live full-time in a THOW at licensed RV parks, park model communities, and RV resorts that allow full-time residency. Rural unincorporated land may offer more flexibility depending on the county: Mohave County allows travel trailers as temporary residences during construction of a permanent dwelling. Yavapai County prohibits renting out lots for THOW/RV occupancy — only property owners may occupy. Always verify directly with the county planning department before purchasing land.
Which Arizona cities must allow ADUs under HB 2720?
The 16 Arizona cities with populations over 75,000 are required to allow ADUs as of January 1, 2025: Phoenix, Tucson, Mesa, Chandler, Gilbert, Scottsdale, Glendale, Tempe, Peoria, Surprise, Goodyear, Yuma, Avondale, Flagstaff, Casas Adobes (CDP), and Maricopa. HB 2928 (2025) extends similar requirements to unincorporated county areas effective January 1, 2026. Smaller cities may still allow ADUs under their own codes — check directly with the local planning department.
What is the minimum size for a foundation tiny home in Arizona?
Most Arizona jurisdictions set a minimum of 200 sq ft with a 6'4" minimum ceiling height, in line with the IRC. Pima County, Cochise County, and Flagstaff have formally adopted 2018 IRC Appendix Q for tiny homes. Cochise County applies a local amendment requiring at least 296 sq ft. There is no statewide minimum — individual cities and counties set their own, so verify with the local building department before finalizing plans.
How do I register a THOW in Arizona?
THOWs register as trailers or RVs through the Arizona Motor Vehicle Division (MVD) at azmvdnow.gov. Units under 320 sq ft register as travel trailers; units between 320–400 sq ft register as park models (park trailers) and must carry RVIA/ANSI A119.5 or NFPA 1192 certification. Registration is required before transporting or occupying the unit. Once placed at a community or park, the county or city may require a separate placement permit.
Do HOAs have to allow ADUs under Arizona law?
No. HB 2720 and HB 2928 govern what municipalities and counties can restrict — they do not override private HOA CC&Rs. If your property is in an HOA, review the CC&Rs carefully before applying for an ADU permit. Many HOA-governed subdivisions still prohibit or restrict accessory dwellings regardless of what state law permits.
What does it cost to build a tiny home in Arizona?
Costs vary significantly by type. Park model THOWs run $40,000–$90,000 for factory-built units (luxury models up to $215,000). Foundation ADUs in the Phoenix metro run $159,000–$298,000 all-in (including permits and utility hookups) based on published pricing from local builders. Tucson builders quote $95,000–$195,000 for foundation casitas depending on size and finish. Rural THOW or land-based options are cheaper; the LuxTiny community in Lakeside offers homes from $64,900 or lot leases from $379/mo.
Zoning & placement
Arizona passed two landmark ADU bills in consecutive legislative sessions. HB 2720 (signed May 2024, A.R.S. § 9-461.18) requires all municipalities with populations over 75,000 — covering 16 Arizona cities including Phoenix, Tucson, Mesa, Chandler, Gilbert, Scottsdale, Glendale, and Tempe — to allow at least one attached and one detached ADU on any single-family lot as a by-right permitted use. No variance, public hearing, or special permit is required. ADUs are capped at the smaller of 1,000 sq ft or 75% of the primary dwelling's gross floor area; setbacks cannot exceed 5 feet from rear and side property lines; and municipalities may not require additional parking for the ADU. HB 2928 (signed 2025, effective January 1, 2026) extends the same by-right framework to unincorporated county land statewide under Maricopa, Pima, Pinal, Yavapai, Coconino, Mohave, and other counties.
Foundation tiny homes typically work through one of two paths: a permitted detached ADU under the HB 2720/2928 framework on an existing single-family lot, or a standalone small dwelling on purchased land subject to local building codes. Most Arizona jurisdictions set a 200 sq ft minimum and 6'4" minimum ceiling height, drawn from the 2018 IRC. Pima County (Tucson), Cochise County, and Flagstaff/Coconino County have formally adopted IRC Appendix Q for tiny homes; Maricopa County follows IRC but Appendix Q adoption has not been independently confirmed in a primary county source.
THOWs are classified as RVs statewide — there is no separate "tiny home on wheels" legal classification in Arizona. Units under 320 sq ft are travel trailers; units between 320–400 sq ft are park models (A.R.S. § 33-2102), which must carry RVIA/ANSI A119.5 or NFPA 1192 certification. Both require Arizona MVD title and registration. Full-time THOW living is generally permitted at licensed RV parks and communities; placing a THOW on a standard residential lot as a permanent dwelling is not sanctioned in most jurisdictions. Yavapai County is an important exception — county ordinance prohibits rental of lots for RV/THOW occupancy; only property owners may occupy. Rural placement in Mohave County allows travel trailers as temporary residences for one year (renewable) during construction of a permanent structure.
Phoenix has published updated ADU guidance reflecting HB 2720, allowing multiple ADU configurations on qualifying lots with a 200 sq ft minimum. Tucson amended its Unified Development Code in November 2024 to allow two casitas per parcel (up to 650 sq ft or 75% of primary, max 1,000 sq ft). Flagstaff defines a "tiny house" as any dwelling under 600 sq ft. HOA CC&Rs are not overridden by HB 2720 — always verify HOA restrictions before purchasing. The 2024 attempt to add a formal statutory "tiny home" definition (HB 2096) failed in the House.
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
HB 2720 / A.R.S. § 9-461.18
2024Requires all Arizona municipalities with populations over 75,000 (16 cities) to allow attached and detached ADUs as by-right permitted uses on single-family lots. Limits setbacks to 5 ft, prohibits additional parking requirements, caps ADUs at 1,000 sq ft or 75% of primary dwelling GFA. Signed by Governor Hobbs May 21, 2024; compliance required by January 1, 2025.
HB 2928 / A.R.S. § 11-820.03
2025Extends the HB 2720 ADU by-right framework to unincorporated county land statewide. County compliance deadline January 1, 2026; counties that fail to adopt must automatically permit ADUs on all residentially zoned lots. Counties may additionally require septic adequacy for ADUs not served by a sewer system.
A.R.S. § 33-2102
2024Defines park models (park trailers) as RVs with 320–400 sq ft gross trailer area, requiring RVIA/ANSI A119.5 or NFPA 1192 certification. Governs how THOWs in the park model size range are classified and registered in Arizona.
Where to Park
Communities, resort villages, and parking economics to watch in Arizona.
55+ park model community
Val Vista Villages (Cal-Am Resorts)
Mesa, AZ
55+ RV and park model resort
Rincon Country West
Tucson, AZ
55+ park model RV resort
Far Horizons 55+ Tucson
Tucson, AZ
RV and THOW park (all ages)
Desert's Edge RV Park
Phoenix, AZ
RV and THOW park (all ages, full-time welcome)
Sentinel Peak RV Park
Tucson, AZ (downtown)
Parking cost ranges
Phoenix metro
$575–$900/mo
Most Phoenix-area RV parks and THOW communities do not publish monthly rates publicly; the range is based on available private lot listings and market data. Electricity is typically billed separately at meter. Some 55+ resort communities charge $833–$1,500/mo equivalently for seasonal multi-month commitments. Desert's Edge RV Park (Phoenix) and Cave Creek/Carefree private lots are the most cited long-term THOW placement options.
Tucson area
$450–$800/mo
Tucson market runs consistently below Phoenix. Rincon Country West (1,100 sites) and Far Horizons are the largest park model communities; Sentinel Peak RV Park is the only downtown Tucson option and welcomes permanent residents. Specific monthly rates require direct contact with individual parks as none publish them online. The 55+ requirement applies at most resort-tier parks.
Sedona and Flagstaff
$700–$1,200/mo
Tourism premiums and high cost-of-living push lot rates above the Phoenix metro baseline. Flagstaff/Coconino County's wildfire zone requirements and limited RV park inventory reduce supply. Rancho Sedona RV Park (Oak Creek) is the most central Sedona option; Village Camp Flagstaff accepts monthly applications with a $1,000 deposit to hold a spot. Woody Mountain in Flagstaff charges $78/night for full hookups — monthly rates require direct inquiry.
Rural Arizona (Yavapai, Mohave, Coconino counties)
$200–$500/mo
Lowest costs in the state, but with significant caveats. Yavapai County prohibits renting lots for RV/THOW occupancy — only property owners may occupy. Mohave County allows travel trailers as temporary residences during construction. Coconino County raw land available owner-financed from ~$199/mo for 1.1 acres over 60 months. Rural RV parks statewide list from ~$300/mo per rvparkstore.com, but many are seasonal or have limited full-time vacancy.
Builders Serving Arizona
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
DwellWell Tiny Homes
Phoenix, Arizona
Phoenix-based, woman-owned ADU and tiny home builder serving the greater Phoenix Valley, including Phoenix, Tempe, Glendale, Scottsdale, and Mesa. DwellWell brings deep roots in custom home building, design, and affordable housing to small-footprint construction — offering granny flats, in-law suites, backyard studios, casitas, backyard cottages, and custom one-bedroom and two-bedroom ADU plans. Typical build time is six to nine months depending on project scope. Homes start at approximately $125,000. The company's Yelp profile was updated April 2026, confirming active operations. DwellWell publishes detailed Arizona ADU regulatory guides on its website, reflecting hands-on knowledge of Phoenix Valley permitting requirements.
ADU Tiny homes
Service areas: Arizona
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
Minimal Living Concepts
Scottsdale, Arizona
Scottsdale, Arizona ADU and modular home builder founded in 2021 by Zander Diamont and Jared Amzallag. Minimal Living Concepts delivers turn-key accessory dwelling units and semi-custom modular homes across the Phoenix metro, with five models ranging from the 429 sq ft Flex to the 1,600 sq ft Resi. The company holds a KB-2 Dual Residential and Small Commercial contractor license in Arizona and a BuildZoom score of 117 (top 1% of 71,576 licensed Arizona contractors). With over 38 verified customer reviews averaging 4.6 stars on Birdeye, MLC is widely cited as one of the state's leading ADU builders. As of May 2026, the company is expanding its offerings to include semi-custom primary homes.
ADU Prefab / modular
Service areas: Arizona
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
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 Homes of Tucson
Tucson, Arizona
Tucson-based design-build company specializing in accessory dwelling units (ADUs), casitas, and small homes for Southern Arizona properties. Founded by Brad Jones — a University of Arizona alumnus and Certified ADU Specialist with over 30 years of sales and executive experience — the business operates as an Anchored Tiny Homes franchise and opened in Tucson in June 2024. The company manages every step from initial property assessment and design through permitting and construction, ensuring compliance with City of Tucson and Pima County codes. Services include detached ADUs, attached ADUs, garage conversions, pool houses, and home additions. Within its first year of operation, the company secured more than 35 signed construction agreements.
ADU Tiny homes
Service areas: Arizona
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
United Tiny Homes
Goodyear, Arizona
Goodyear, Arizona tiny home manufacturer building quality homes of 400 square feet or less since 2021. Founded by CEO Gail Kingsbury, United Tiny Homes offers several product lines — the Signature Line, Park Line, and Back Porch Line — designed for affordability and quick delivery (as little as 90–120 days). The company holds membership in the Tiny House Alliance USA and was named to the Inc. 5000 list of America's fastest-growing private companies for 2025. Their showroom in Goodyear is open for tours, and they partner with lenders offering up to 30-year financing. As of May 2026, the company is actively partnering to develop a 65-home tiny community in Sedona to address regional housing shortages.
Park models Tiny homes Prefab / modular
Service areas: Arizona
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 Arizona.
Tiny home path
Typical home purchase $40K–$160K
Estimated monthly total $700–$1,500/mo
Traditional home path
Typical home value $430,000 median (Phoenix metro)
Estimated monthly total $2,800–$3,400/mo
Potential monthly savings
$1,300–$2,700/mo
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Cost calculator
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Loan calculator
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Guide
Tiny home loans in Arizona
Current rates, top lenders, and financing notes specific to Arizona.
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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 Arizona cities.
Resources for Arizona buyers
Guides, zoning explainers, and financing articles related to this state.
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