THOW and park model
The Sanctuary Minnesota
Ogilvie
Moderate
Tiny Homes in Minnesota
Minnesota adopted IRC Appendix Q in its 2020 Residential Code, creating a statewide building-code pathway for foundation tiny homes under 400 sq ft. However, Appendix Q adoption by individual municipalities is optional, and THOWs remain classified as recreational vehicles with limited full-time residential use. The Twin Cities metro leads on ADU policy, while the pending Starter Home Act could require cities to allow ADUs statewide.
Updated April 2026
$350–$600/mo
Avg. parking cost
13
Builders serving this state
2020 Minnesota Residential Code — Appendix Q
2020
Appendix Q
IRC tiny house code adopted statewide since 2020
Why Minnesota
As of April 2026, Minnesota offers a clearer path for foundation-built tiny homes than for THOWs. The state’s 2020 Residential Code includes IRC Appendix Q, which provides relaxed building standards for homes 400 sq ft or less — though each municipality must opt in. The Twin Cities metro leads in ADU policy, with both Minneapolis and St. Paul allowing accessory dwelling units, and the pending Starter Home Act could expand that access statewide.
Where to Place a Tiny Home in Minnesota
Foundation tiny homes that meet IRC Appendix Q standards can be placed in any municipality that has adopted those provisions. As of April 2026, this varies by city — contact your local building department to confirm. Minneapolis, St. Paul, and Duluth have the most developed frameworks for ADUs and small dwellings.
THOWs are classified as recreational vehicles and are generally limited to RV parks, campgrounds, and designated mobile home zones. The Sanctuary in Ogilvie is one of the few dedicated THOW communities in the state, offering lots on 80 wooded acres north of the Twin Cities.
The Sacred Settlements law (effective January 2024) creates a unique pathway for micro-unit housing on religious institution property, with active communities at Mosaic Christian Community in St. Paul and Prince of Peace Lutheran in Roseville.
Minnesota Tiny Home Builders
TinyHomeList now lists five verified builders serving Minnesota. Minnesota-based options include XtremeADU in Lake Benton for prefab tiny homes and ADUs, and YardHomesMN in New Brighton for panelized compact homes and permanent-foundation ADUs. Regional and national builders with Minnesota-specific service evidence include Dickinson Homes, Great Lakes Tiny Home, and Wind River Built. Check our builders directory for current profiles and placement notes.
Key Regulations to Know
As of April 2026, Minnesota does not have a single statewide framework that makes all tiny home types legal everywhere. The regulatory picture depends on your home type and municipality:
- Foundation tiny homes (≤400 sq ft): Covered by IRC Appendix Q in the 2020 Residential Code, but only in municipalities that have adopted it.
- ADUs: Legal in Minneapolis, St. Paul, Duluth, and a growing number of cities. The Starter Home Act (pending as of March 2026) would require ADU allowance statewide.
- THOWs: Classified as recreational vehicles. Full-time residential use is limited to RV parks and designated zones. No statewide THOW-as-residence pathway exists yet.
- Sacred Settlements: As of January 2024, micro-unit communities (≤400 sq ft) are legal on religious institution property under specific conditions.
Minnesota’s cold climate also imposes practical requirements: any tiny home needs winterization meeting or exceeding Minnesota energy code standards, including adequate insulation, heating systems rated for extreme cold, and plumbing protection against freezing.
Common Questions
Does Minnesota have a statewide building code for tiny homes?
Yes. As of March 2020, the Minnesota Residential Code includes IRC Appendix Q, which provides relaxed building standards for foundation tiny homes 400 sq ft or less. However, Appendix Q adoption is optional for each municipality — your city must specifically adopt it before you can use its provisions. Contact your local building department to confirm.
Can I legally live full-time in a tiny house on wheels (THOW) in Minnesota?
As of April 2026, THOWs are classified as recreational vehicles in Minnesota and cannot legally serve as a permanent residence in most jurisdictions. THOWs are generally restricted to RV parks, campgrounds, or mobile home zones. Some rural areas and private communities like The Sanctuary in Ogilvie allow longer-term THOW placement, but statewide full-time THOW living remains technically limited.
Are ADUs legal in the Twin Cities metro?
As of April 2026, both Minneapolis and St. Paul allow ADUs. Minneapolis permits attached and detached ADUs up to 1,000 sq ft or 50% of the principal dwelling. St. Paul allows up to two ADUs per single-family lot under Ordinance 23-43 (2023). The pending Starter Home Act could expand ADU rights to cities statewide.
What is the Sacred Settlements law in Minnesota?
As of January 2024, Minnesota law authorizes religious institutions to build micro-unit communities (400 sq ft max per unit) on church property to house chronically homeless individuals. Units must have a permanent chassis anchored to a foundation, and one-third to 40% of units must be occupied by volunteer residents. Active settlements exist at Mosaic Christian Community in St. Paul and Prince of Peace Lutheran in Roseville.
How do I register a THOW with the Minnesota DMV?
As of April 2026, THOWs are registered as recreational vehicles through the Minnesota Driver and Vehicle Services (DVS). You need a manufacturer's certificate of origin or a bill of sale, proof of ownership, and a completed registration application. Self-built THOWs require additional documentation including a homemade vehicle affidavit. Contact DVS directly for current fees and requirements.
Zoning & placement
As of April 2026, Minnesota's 2020 Residential Code (Chapter 1309, effective March 31, 2020) includes IRC Appendix Q for tiny houses 400 sq ft or less on a permanent foundation. Appendix Q relaxes requirements for loft ceiling heights, compact stairs, ladders, and emergency egress at lofts. However, Appendix Q provisions are not mandatory — each municipality must specifically adopt them in its local ordinance before they apply. As of April 2026, no statewide mandate requires cities to adopt Appendix Q.
THOWs are classified as recreational vehicles under Minnesota law and cannot legally serve as a permanent residence in most jurisdictions. THOWs must comply with RV road requirements (max 8.5 ft wide, 13.5 ft tall) and are generally restricted to RV parks, campgrounds, or mobile home zones for overnight stays. Some rural counties and private land arrangements permit longer-term THOW placement, but full-time THOW living is technically unlawful in most municipalities.
Minneapolis allows both attached and detached ADUs (max 1,000 sq ft or 50% of principal dwelling, whichever is less). St. Paul's Ordinance 23-43 (2023) permits up to two ADUs per single-family lot (max 800 sq ft each or 75% of principal dwelling). Duluth updated its zoning code in 2019 to accommodate tiny homes and ADUs. The Sacred Settlements law (effective January 1, 2024) authorizes religious institutions to build micro-unit communities of up to 400 sq ft per unit for chronically homeless individuals.
The proposed Minnesota Starter Home Act, advancing through the legislature as of March 2026, would require cities to allow ADUs in residential zones and prohibit exclusion of duplexes and ADUs from residential areas. If enacted, it would take effect July 1, 2025, and significantly expand ADU access statewide. Verify current local rules with your municipal planning department before placing any tiny home.
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
2020 Minnesota Residential Code — Appendix Q
2020As of March 2020, Minnesota adopted IRC Appendix Q as part of the 2020 Residential Code (Chapter 1309), providing building-code provisions for foundation tiny homes 400 sq ft or less. Appendix Q adoption is optional for individual municipalities.
Sacred Settlements Law
2024As of January 2024, religious institutions may build micro-unit communities (up to 400 sq ft per unit) on their property to house chronically homeless individuals, with one-third to 40% of units reserved for volunteer residents.
St. Paul Ordinance 23-43 (ADU expansion)
2023As of 2023, St. Paul allows up to two ADUs per single-family lot, with a maximum floor area of 800 sq ft each or 75% of the principal dwelling, whichever is greater.
Minnesota Starter Home Act (pending)
2026As of March 2026, this bill is advancing through the Minnesota legislature. If enacted, it would require cities to allow ADUs in residential zones, prohibit exclusion of duplexes and ADUs, eliminate minimum parking mandates, and cap minimum lot sizes at 1/8 acre.
Where to Park
Communities, resort villages, and parking economics to watch in Minnesota.
Parking cost ranges
Twin Cities metro (Minneapolis–St. Paul)
$500–$800/mo
As of April 2026, RV parks and mobile home communities in the metro area charge the highest lot rents in the state. Dedicated THOW-specific communities are very limited; most options are traditional RV parks or mobile home parks with long-term spots.
Greater Minnesota rural (Ogilvie, Lake Benton, rural counties)
$350–$500/mo
As of April 2026, rural areas offer the most affordable THOW parking. The Sanctuary in Ogilvie charges $350–$450/mo for lot rent on 80 wooded acres. Land purchase in rural counties is also viable for those seeking permanent placement.
Duluth and northern Minnesota
$400–$650/mo
As of April 2026, Duluth's updated zoning code is more accommodating for tiny homes and ADUs. RV parks and seasonal campgrounds in northern Minnesota may offer extended-stay rates, though winter accessibility varies.
Builders Serving Minnesota
Dickinson Homes
Iron Mountain, Michigan
As of May 2026, Dickinson Homes is an Iron Mountain modular homebuilder offering custom tiny homes designed for permanent crawl-space or basement foundations. Its tiny-home program serves Michigan, Wisconsin, and Minnesota, with factory construction, local zoning and code approval during design, and site finish after the modules are set. Dickinson is a good Wisconsin fit for buyers who need a code-built small home rather than a recreational THOW.
Prefab / modular Foundation builds Custom builds Tiny homes
Service areas: Michigan, Wisconsin, Minnesota
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
Great Lakes Tiny Home
Baltic, Ohio
Baltic, Ohio-based manufacturer of RVIA-certified Park Model homes and custom prefab tiny homes. Delivers turnkey builds across all 48 contiguous US states including Michigan, Minnesota, and New Jersey. Maintains dedicated Minnesota, Michigan, and New Jersey location pages. ANSI A119.5 certified; on-site delivery, crane, and setup services available. Price range approximately $75,000–$180,000 depending on model and site work (as of May 2026).
Park models THOW Prefab / modular Custom builds
Service areas: Arkansas, Michigan, Minnesota, New Jersey, Ohio, Nationwide
Heritage Homes of Nebraska
Wayne, Nebraska
Wayne-based modular home manufacturer building customizable homes across the central Plains since 1978. Heritage Homes offers ranch, two-story, prow, loft, cape cod, and cabin-series floor plans, with cabin models starting at 448 sq ft. All homes are built in a climate-controlled facility and delivered to an authorized Heritage Builder for site set and finish work. As of May 2026, the company lists 37 floor plans and serves buyers through a network of authorized builders across Nebraska, Iowa, Kansas, Colorado, Minnesota, Missouri, North Dakota, South Dakota, and Wyoming.
Prefab / modular
Service areas: Nebraska, Iowa, Kansas, Colorado, Minnesota, Missouri, North Dakota, South Dakota, Wyoming
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
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 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
Wind River Built
Cleveland, Tennessee
Chattanooga, Tennessee-based right-sized housing builder that designs and builds park models, modular homes, ADUs, and hospitality units from an off-site construction process. Wind River publishes a Minnesota tiny homes and ADUs resource page and says its builds are designed for climate control, insulation, and underbody protection in cold-weather placements.
THOW Park Model ADU Custom
Service areas: Tennessee, Wyoming, Minnesota
XtremeADU
Lake Benton, Minnesota
XtremeADU is a Lake Benton, Minnesota tiny home and prefab ADU company with a second location in Martinez, California. Its own site says the company serves Minnesota, South Dakota, North Dakota, Iowa, and California, ships materials nationwide, and offers customizable home plans, prefabricated materials, structural insulated panel builds, and net-zero package add-ons.
ADU THOW Prefab / modular Custom builds
Service areas: Minnesota, South Dakota, North Dakota, Iowa, California, Nationwide
YardHomesMN
New Brighton, Minnesota
YardHomesMN is a New Brighton, Minnesota compact home builder focused on panelized modular tiny homes and accessory dwelling units. Its site describes pre-designed, pre-engineered, prefabricated homes for Minnesota placements, including backyard units, rental spaces, lake retreats, and permanent foundation installations using slabs, crawl spaces, or helical piers.
ADU THOW Foundation Prefab / modular
Service areas: Minnesota
Costs
A quick comparison between tiny-home living and conventional homeownership in Minnesota.
Tiny home path
Typical home purchase $45,000–$130,000
Estimated monthly total $800–$1,400/mo
Traditional home path
Typical home value $355,000 median sale price (2025)
Estimated monthly total $2,600–$3,200/mo
Potential monthly savings
$1,200–$1,800/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 Minnesota
Current rates, top lenders, and financing notes specific to Minnesota.
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 Minnesota cities.
Resources for Minnesota 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.
california guide zoning
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.
zoning legal guide
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.
zoning laws state-guide