tiny-home-village
Gracious Tiny House Park
Okeechobee (~4 hrs south of Jacksonville)
Long-term THOW community with 21 lakefront lots on the Kissimmee River.
Moderate
Tiny Homes in Jacksonville, Florida
Tiny homes in Jacksonville, FL — zoning rules, THOW parking, builder costs, and what you need to know before buying.
Last researched April 2026
$60,000 – $145,000
Builder cost range
6
Builders serving area
949,611
Population
Moderate
Tiny-home friendliness
Why Jacksonville
Jacksonville offers a unique combination for tiny home buyers: one of the most permissive ADU frameworks in Florida paired with some of the lowest coastal-city housing costs in the state. The climate is humid subtropical with mild winters and hot, humid summers, with the St. Johns River and Atlantic beaches giving ample outdoor recreation. Suburban North and West Duval County provide larger lot options for backyard ADUs, while the urban core favors smaller infill builds.
Zoning & Placement
As of April 2026, Jacksonville classifies tiny homes on wheels (THOWs) as recreational vehicles under Florida law, with no dedicated statutory tiny-home definition. Foundation-built tiny homes under 400 sq ft follow Appendix Q of the 8th edition (2023) Florida Residential Code, which addresses lofts, ceiling heights, and emergency egress for small dwellings.
Jacksonville's landmark ADU ordinance — the "Keeping Our Families Together Act" (Ordinance 2022-0448-E, enacted November 9, 2022) — legalized Accessory Dwelling Units by right in most single-family residential zones. It is one of the most permissive ADU frameworks of any major Florida city. By December 2026, the city is required to allow ADUs in all single-family zoning categories without relying on public hearings or discretionary reviews.
Coastal Duval County parcels may carry additional wind-load and flood elevation requirements. 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
Ordinance 2022-0448-E allows ADUs by right in most single-family residential zones. Maximum ADU size is the smaller of 750 sq ft or 25% of the primary residence — meaning a 2,000 sq ft home limits the ADU to 500 sq ft, while a 4,000+ sq ft home caps at the 750 sq ft absolute maximum. ADUs must be built behind the primary house with a "visual relationship" (similar roof shapes, porches, paint color) and owner-occupancy is required in either unit; both cannot be rented simultaneously. By December 2026, the city must expand by-right ADU approval to all single-family zones without public hearings.
Where to Park
Communities, RV parks, and parking options in and near Jacksonville.
THOWs are classified as RVs in Duval County and cannot serve as permanent primary dwellings on standard residential lots. Full-time THOW living is generally limited to licensed RV parks, campgrounds with long-term stays, or rural agricultural parcels in outlying areas. North Jacksonville and western Duval County have historically offered more flexibility than the urban core. RVIA or ANSI A119.5 certification simplifies registration with the Florida DHSMV and opens up RV-park placement. Jacksonville has fewer dedicated THOW-friendly parks than Central Florida; buyers often look toward Nassau County, St. Johns County, or the I-10 corridor for extended-stay RV resorts.
campground
Ocean Pond Campground
Osceola National Forest (~1 hr west of Jacksonville)
National forest campground with extended-stay options.
Builders Serving Florida
Atkinson Cottages
Childersburg, Alabama
Childersburg, Alabama park model home dealer serving six southeastern states, operating adjacent to Atkinson Homes on US Highway 280. Sells Clayton-built park models starting around $80,000, handles permitting and site prep, and delivers to Alabama, Florida, Georgia, Tennessee, Louisiana, and Mississippi. Active as of May 2026.
Park models Tiny homes
Service areas: Alabama, Florida, Georgia, Tennessee, Louisiana, Mississippi
BOXhaus Designs
Hobe Sound, Florida
Hobe Sound, Florida architect-builder founded in 2004 by Rick Gava, offering NOAH-certified tiny homes on wheels and custom foundation designs; site builds serve the Palm Beach Gardens area and move-in-ready units deliver across Florida, as of May 2026.
THOW Foundation builds
Service areas: Florida
Build Tiny
Berryville, Virginia
Berryville, Virginia THOW builder and workshop host run by Robin Hayes, a Green Advantage Certified Builder with over 40 years of construction experience. Offers custom-built tiny homes on wheels and hands-on build workshops held in Clarke County, VA each spring and fall. Serves Virginia and the broader East Coast, with delivery across the U.S. Custom builds range from approximately $30,000 for owner-assisted projects to $60,000 or more for fully built homes, as of May 2026.
THOW Custom builds
Service areas: Virginia, Maryland, Washington DC, North Carolina, South Carolina, Georgia, Florida
Cornerstone Tiny Homes
Longwood, florida
Family-run licensed Florida general contractor (30+ years experience) building foundation and wheeled tiny homes since 2014. Foundation homes from $78,000 (288 sq ft) to $192,000+ (1,051 sq ft). Also develops tiny home communities across Florida, including Braveheart Community in Cocoa.
Foundation builds THOW ADU
Service areas: florida
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
Florida Made Tiny Homes
Fort Myers, florida
Fort Myers-based ADU specialist building on-site accessory dwelling units statewide. Offers studios (384 sq ft), 1-bedroom, and 2-bedroom models. Standard features include quartz countertops, handcrafted cabinets, luxury vinyl floors, and curbless showers. Free property analysis and estimate. No hidden fees. 1-year workmanship warranty.
ADU Detached ADU Foundation builds
Service areas: florida
Costs
A comparison between tiny-home living and conventional homeownership in Jacksonville.
Tiny home path
Builder cost range $60,000 – $145,000
Estimated monthly total $950-1,400/mo
Traditional home path
Median home price $300,000
Estimated monthly total $2,400-2,900/mo
Potential monthly savings
$1,450-1,500/mo
Source: Zillow, Redfin March 2026 data
Resources
Verified links for planning, permitting, and community connections in Jacksonville.
Common Questions
Can I put a tiny home on wheels in my Jacksonville backyard?
As of April 2026, no — THOWs are classified as RVs under Florida law and cannot serve as permanent dwellings on single-family lots. Jacksonville allows foundation-built ADUs (tiny homes on permanent foundations) in most residential zones under Ordinance 2022-0448-E.
What is Jacksonville's ADU size limit?
ADUs are capped at the smaller of 750 sq ft or 25% of the primary residence's size. A 2,000 sq ft home limits the ADU to 500 sq ft; homes 3,000 sq ft and larger hit the 750 sq ft maximum.
Do I need to live on the property to build an ADU?
Yes. Jacksonville requires owner-occupancy of either the primary residence or the ADU. Both units cannot be simultaneously rented out as investment properties.
Are tiny homes the same as ADUs in Jacksonville?
No. A Jacksonville ADU is a secondary dwelling on a lot with an existing primary home. A standalone tiny home on its own lot is treated as a primary dwelling and must meet Florida Residential Code Appendix Q and local lot-size minimums.
What does a tiny home cost in Jacksonville?
Florida-based builders typically price custom tiny homes $60,000-$145,000 depending on size, finishes, and whether on foundation or wheels. Jacksonville-area ADU builds run closer to $130,000-$250,000 once site work and permits are included.
Guides for Florida Buyers
Guides, zoning explainers, and financing articles related to this state.
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