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San Jose Mobile Home & RV Park
San Jose, CA
Mobile home and RV community in San Jose offering long-term residency with on-site laundry; pet-friendly, with monthly space rent starting at $1,295.
Moderate · Why this rating →
Tiny Homes in San Jose, California
Tiny homes in San Jose, California — zoning rules, THOW parking, builder costs, and what you need to know before buying.
Last researched June 2026
$55,000 – $165,000
Builder cost range
6
Builders serving area
1,013,240
Population
Moderate
Tiny-home friendliness
Why San Jose
Tiny living in San Jose is a pragmatic answer to Silicon Valley housing math: a backyard unit in Willow Glen or Alum Rock costs a fraction of the area's median home price yet keeps you within a short drive of the tech campuses. The climate cooperates — roughly 300 sunny days a year, dry summers in the 80s, winters that rarely dip below 40°F — so a small footprint doesn't feel cramped. Trails along Los Gatos Creek and the Guadalupe River thread through the city, and the Santa Cruz Mountains are a 30-minute escape. Expect most opportunities as a backyard ADU or moveable-tiny-home arrangement rather than standalone tiny-home lots.
Zoning & Placement
State zoning:ModerateADU rules:Documented below
San Jose is one of California's more progressive cities for tiny homes on wheels. San Jose adopted THOW regulations in 2020, permitting one THOW per single-family lot as an Accessory Dwelling Unit (ADU), sited in the rear yard. THOWs must be built on a chassis with axles and wheels, licensed and registered with the California DMV, and meet either ANSI 119.5 or NFPA 1192 safety standards. Wheels must remain attached to the unit but must be visually concealed from public view. The THOW must be parked on a paved or otherwise approved pad that prevents movement. No additional vehicle parking is required for the THOW unit. These Moveable Tiny Home standards are codified at San Jose Municipal Code Section 20.30.495, adopted by the City Council in April 2020 and effective May 29, 2020; the city's Bulletin 291 Tiny Home on Wheels Permit Checklist outlines the current submittal pathway, as of June 2026.
For standard ADUs, San Jose allows one ADU and one JADU per single-family lot. Junior ADUs (under 500 sq ft) must be created from existing square footage within the primary structure. Multifamily properties may add detached ADUs equivalent to up to 25% of existing units. As of January 2026 (AB 1154), owner-occupancy requirements apply only to JADUs sharing sanitation facilities with the primary dwelling. Short-term rentals (under 30 days) are prohibited for all ADUs in San Jose. Permits are submitted through SJPermits.org.
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
San Jose allows one ADU and one JADU per single-family lot, with detached ADUs on multifamily properties capped at 25% of the existing unit count. The city's signature pathway is the Moveable Tiny Home: Municipal Code Section 20.30.495, effective May 29, 2020, treats a certified tiny house on wheels as a permitted detached ADU in residential districts such as R-1, R-2, and R-M. As of June 2026, units must be certified to ANSI 119.5 or NFPA 1192, registered with the California DMV, placed in the rear yard at least six feet from the main house with four-foot side and rear setbacks, and skirted so wheels, axles, and hitch are concealed; slide-outs and tip-outs are prohibited. Permits run through SJPermits.org, and the city's Bulletin 291 checklist lists current submittal requirements. Short-term rental of any ADU is prohibited.
Where to Park
Communities, RV parks, and parking options in and near San Jose.
THOW parking rules:Documented belowCommunities listed:3
In San Jose, one THOW may be placed in the rear yard of a single-family residential lot as a permitted ADU, provided it meets ANSI 119.5 or NFPA 1192 standards, is DMV-registered, and sits on a stable approved pad. Wheels must be concealed from public view but must remain on the unit. A building permit is required through the City's Development Services Permit Center. For those seeking dedicated THOW communities or RV parks near San Jose, several options exist in the South Bay and surrounding areas. San Jose Mobile Home & RV Park (1300 E San Antonio St, San Jose, CA 95116, managed by Monte Cristo Communities) offers mobile home and RV spaces. The former Garlic Farm RV Park, located approximately 25 miles from San Jose, was acquired by Harmony Communities (as of early 2026) and is being converted into an affordable tiny home community with 158 lots and solar infrastructure — when complete, this could become the largest affordable tiny home development in the South Bay. Delta Bay in Isleton (approximately 60 miles northeast, in the California Delta) is currently Northern California's only confirmed legal tiny house community allowing permanent THOW residency. Confirm current availability and full-time residency policies directly with any park before committing.
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Parkway Lakes RV Park
100 Ogier Ave, Morgan Hill, CA 95037 (~25 mi S of San Jose)
Silicon Valley-area RV park welcoming both short-term and long-term residents; monthly rates $1,295-$1,995.
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Park Delta Bay
922 W Brannan Island Rd, Isleton, CA 95641 (~75 mi NE of San Jose)
Northern California's first legal tiny house community; 13 tiny homes plus ~60 RV spaces along the San Joaquin River. 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 San Jose.
Typical builder range:$55,000 – $165,000
Builder cost range
$55,000 – $165,000 estimated range
Average tiny home builder costs in the San Jose 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.