Tiny homes in San Jose, California — zoning rules, THOW parking, builder costs, and what you need to know before buying.
Last researched April 2026
San Jose, California offers unique opportunities for tiny home living. With a population of 1,013,240, the city provides a mix of urban convenience and community charm for those looking to downsize. Explore zoning rules, find local builders, and discover parking options below.
San Jose is one of California's more progressive cities for tiny homes on wheels. San Jose adopted THOW regulations around 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. Specific ordinance numbers and current owner-occupancy requirements were not confirmed as of April 2026; contact the City's Development Services Permit Center (sanjoseca.gov) for the current permit pathway and fee schedule.
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.
Communities, RV parks, and parking options in and near San Jose.
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.
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.
Service areas: California
Bend, Oregon
Bend-based builder specializing in permitted foundation tiny homes engineered for high-altitude and mountain climate conditions. IBC compliant builds with full permit packages.
Service areas: Oregon, Washington, California
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.
Service areas: California, Nationwide
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.
Service areas: Washington, Oregon, California
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.
Service areas: Oregon, Washington, California
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.
Service areas: Oregon, Washington, California
A comparison between tiny-home living and conventional homeownership in San Jose.
Builder cost range
Average tiny home builder costs in the San Jose area. Actual prices vary by size, materials, and customization.
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