Where to Place Your Tiny Home in 2025–2026: New Communities, Emerging Hotspots, and How to Vet Them

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If you already own (or are about to order) a tiny home and you’re hunting for a legal, long-term place to live, 2025 has brought real movement—both brand-new communities opening their gates and county/city rules changing to make legal tiny living far easier. 2026 will bring more of the same, especially in regions that updated ordinances this year. What follows is a practical, research-driven field guide to the newest places welcoming tiny homes on wheels (THOWs) and park-model tiny homes, plus where to watch for communities breaking ground next.

The short list: new or expanding communities you can act on now (2025)

Cottonwood / Verde Valley (near Sedona), Arizona — Gather Cottages (opening 2025).

A purpose-built, master-planned tiny neighborhood with a small footprint—21 lots—near Old Town Cottonwood and the Verde Valley wine region. Gather’s official site states “COMING SUMMER/FALL 2025” and positions the project as a curated tiny house village for sustainable living. TinyCamp, the experienced Arizona operator behind Gather, provides additional project context. For buyers who want a designed community in a scenic, high-demand micro-market—with a published timeline—this is one to watch closely. 

North of Dallas (Aubrey, TX) — Shady Creek Tiny Home Village (now leasing).

Shady Creek has carved out a dedicated tiny-home section with clear, public standards: ≤399 sq ft, proof of insurance, no short-term rentals, approved decks/skirting, plus an approved builder list. They also publish general monthly RV rates (useful for budgeting even if tiny-home pad pricing differs), so you can ballpark ongoing costs while you confirm tiny-specific terms. This is a straightforward, “show-up-and-comply” option inside a resort-style property with pool, gym, laundry, dog park, and more. 

Fort Worth side (Azle, TX) — The Pines RV Community (tiny-home phase).

The Pines markets itself as a neighborhood designed for tiny-home dwellers with large, dedicated sites under mature pines and oaks, full hookups, and long-term stays. The park’s site and public posts document a 14-acre tiny-home-only phase (The Timbers) that they moved to open in 2025; recent listings indicate that phase has been completed and is leasing. If you want metro-adjacent living with trees, big pads, and gate-controlled access, this is a solid DFW-area candidate. 

East Tennessee (Bean Station, near Cherokee Lake) — Lakeland Ridge RV & Tiny Home Community (brand-new; long-term lots).

A new, gated community with long-term tiny-home lots and starter pad rent from $450/month. Infrastructure includes 30/50-amp electrical service, separate metering, and on-site basics; they also publish builder/certification guidance and invite approved third-party or local builds. For buyers prioritizing cost, utilities clarity, and a rural lake-country setting, this is a compelling entry point into tiny living. 

Middle Tennessee (Rock Island) — Tiny Homes Village (open; large supply).

On 45 acres with 200 lots and full-time pads for bring-your-own THOWs, Tiny Homes Village provides unusually large capacity in a scenic area near Rock Island State Park. Public materials highlight one-year lot leases and practical utilities (water/septic included in some offers, with metered electricity). If you want a place you can reasonably get into—rather than a years-long waitlist—this scale matters. 

Greater Palm Springs / Desert Hot Springs, California — Paradise Tiny Home Community (opened; active sales/placements).

A revitalized park repositioned as a tiny-home community with resort amenities—pool, hot tub, clubhouse, fitness center—plus a bring-your-own path as well as on-site sales partnerships. Multiple sources corroborate the community’s late-2024 grand opening and current operations, with an address and tour info publicly listed. In a state where legality and permitting are often the blockers, having an operator loudly “tiny-forward” with amenities and tours is meaningful. 

Western North Carolina (Rutherford County) — Poplar Creek Tiny Home Village (Phase 2 arriving by end of 2025).

Phase One is open with 10 sites; Phase Two is scheduled to add 21 more sites by the end of 2025. Utilities are separately metered (50A, water, septic), and the location sits in the Blue Ridge foothills, within reach of Lake Lure/Tryon. WNC is a popular tiny-home region with limited legal pads; this incremental supply actually moves the needle for owners. 

Why 2026 will be busy: ordinance changes that open the door

The biggest tell for where tiny-home communities spring up next isn’t a glossy rendering—it’s the ordinance language. 2025 saw several jurisdictions explicitly green-light THOWs as dwellings, which is the legal bedrock developers need before they spend on pads, utilities, and roads.

Nevada County, California (Sierra Foothills).

As of January 14, 2025, the county confirmed THOWs are allowed as primary dwellings, second dwellings, or ADUs where zoning permits, and it clarified that in R-2 Medium Density Residential developers can group tiny homes at up to six units per acre with a development permit. That one policy shift is a developer’s “go” signal for pocket communities and phased villages. Expect applications/approvals to appear through 2025–2026 with first pads thereafter. 

County of San Diego (unincorporated areas).

Effective fall 2025, the county issued a Director’s Determination and public communications stating THOWs are now recognized as dwellings under the zoning ordinance in unincorporated areas—eligible as standalone units or in some cases ADUs. For landowners and operators outside city limits, this unlocks real possibilities for small clusters where water/septic pencil out. 

Boise, Idaho (city).

As of July 1, 2025, Boise states THOWs are allowed in some zoning districts (see the city’s Table of Allowed Uses). The wording matters—not everywhere, but the door is open with use-specific standards. Boise’s in-migration and ADU culture suggest you may see in-city micro-communities or clustered host-lot models appear in 2026. 

Troy, New York (Lansingburgh).

While this is not a BYO pad scenario, the 86-unit, age-restricted “tiny homes/cottage” project approved in 2025 and targeting summer 2026 availability signals planning boards and investors are comfortable with small-format neighborhoods at scale. When municipalities normalize compact dwellings—utilities, access, fire hydrants, spacing—it makes subsequent private tiny projects easier to review. 

How to vet a new (or “coming soon”) community

1) Verify legal fit—don’t assume “tiny-friendly” means your tiny.

Ask for the exact classification they accept: THOW (ANSI A119.5/NOAH/RVIA) vs park-model RV (ANSI A119.5/≤400 sq ft) vs small site-built homes. Communities like Shady Creek publish square-foot caps (≤399) and require skirting/deck approvals and insurance; others (e.g., Lakeland Ridge) publish welcome standards and builder guidance. Bring the paperwork—VIN, certificates, and third-party inspections. 

2) Confirm hookups and capacity.

At a minimum: 50-amp power (some accept 30-amp), potable water, and sewer or engineered septic sized for full-time use. Newer sites often tout separate electric and water meters, published amp ratings, and pad dimensions. In older parks being revitalized, verify upgrade timelines and what’s finished today versus planned. 

3) Read the community rules.

Two common constraints: no short-term rentals and specific deck/skirting standards (materials, height, approvals). Some prohibit fencing and require proof of insurance before move-in. These aren’t red flags; they protect neighbors and the brand. Just budget for compliant skirting, steps, tie-downs, and any permit fees. 

4) Understand the money.

Beyond the home itself, your monthly cost is pad rent + utilities + insurance + routine site items (skirting, steps, sheds). Public pages help triangulate: in North Texas, $825+/mo plus electric is a reasonable starting point for resort-style parks; in rural East Tennessee, listings show $450/mo pads with add-ons for water or electric. Always confirm tiny-section pricing; some parks price tiny loops differently than general RV inventory. 

5) Ask about permanence and tenure.

Who owns the land? Is it a redeveloped mobile-home park, a new-construction tiny village, or an RV resort adding a tiny section? Each has a different risk profile for long-term stability, resale liquidity, and rent growth. In California, Paradise Tiny Home Community is a revitalized park with a clear tiny-forward identity and resort amenities—a middle road that leverages existing infrastructure with a modern use case. 

6) Check cell/data and hazards.

Before you move a remote-work setup into the pines, confirm carrier signal and wired options. In wildfire or flood areas, ask about defensible space, hydrants, evacuation routes, and insurance requirements.

7) Builder alignment and incentives.

Some communities list approved builders and even offer incentives (e.g., first month’s pad rent with purchase). If you already own a THOW, send the spec sheet early to avoid surprises at arrival and request written pre-approval. 

Regional snapshots: 2025 realities and 2026 momentum

Southwest (AZ/CA).

Arizona’s Verde Valley is quietly emerging as a tasteful, curated tiny-community pocket—Gather Cottages is the bellwether for small, design-forward subdivisions with a published opening season. In California, legal tailwinds matter more than any single park: San Diego County’s 2025 determination recognizes THOWs as dwellings in unincorporated areas; Nevada County explicitly allows THOWs as primary dwellings and enables clustered R-2 projects up to six units/acre; Boise—just across the border in Idaho—allows THOWs in some city zoning districts as of July 1, 2025. Pair these policy changes with an operating community like Paradise Tiny Home Community in Greater Palm Springs and you get a concrete “today + tomorrow” map for legal tiny living in the West. 

Texas (DFW corridor).

DFW’s northern and western arc is turning into a tiny-home corridor: Shady Creek (Aubrey) and The Pines (Azle) are both professionally managed properties carving out tiny-specific phases rather than leaving THOWs to fend for space among transient RVs. Expect more resort-style parks in high-growth metros to dedicate a loop, publish standards, partner with builders, and fill quickly as word spreads in 2026. 

Tennessee & the Southern Appalachians.

If you’re targeting lower cost of living with year-round outdoor access, Lakeland Ridge (Bean Station) and Tiny Homes Village (Rock Island) represent two workable Tennessee flavors: brand-new rural pads with sub-$500 starting rents versus a larger, master-planned village with abundant supply. Western North Carolina adds scarce supply with Poplar Creek Phase 2 by late 2025. 

Northeast (NY Capital Region).

Regulatory wins often arrive one planning board at a time. The Troy, NY project (55+, build-for-rent) isn’t BYO, but getting an 86-unit small-cottage neighborhood through approvals—with utilities, spacing, and access conditions—moves the conversation forward. Expect smaller, private BYO pads to follow in sympathetic upstate towns beginning in 2026–2027. 

Buyer’s playbook: moving from “interested” to “under contract”

Build a three-column shortlist.

(a) Ready now (pads available), (b) waitlist 2025, (c) watchlist 2026. Populate it with Gather (AZ), Shady Creek (TX), The Pines (TX), Lakeland Ridge (TN), Tiny Homes Village (TN), Paradise (CA), and Poplar Creek Phase 2 (NC). Attach primary links, phone numbers, and a notes column for each community’s standards and builder policies. 

Send your spec sheet on day one.

Include home length/width/height, weight, axle count, hookup needs (50A vs 30A), and third-party certifications. Ask the community to pre-approve your home in writing and to flag any required upgrades (skirting type, steps, tie-downs).

Line up logistics.

Book transport, escorts if needed, and a licensed installer to handle tie-downs and skirting. Many communities require pre-approved deck plans or specific skirting types; get these approved before you tow in. 

Budget realistically.

Pad rent + electric are the baseline; add setup costs, deposits, insurance, and recurring fees (trash, water, sewer flat fees if applicable). Public pages show $825/mo + electric for general RV sites at Shady Creek (useful ballpark), and $450/mo starting pads at Lakeland Ridge; confirm tiny-section pricing directly. 

Walk the site before you sign.

Look at turning radii, overhead branches, driveway camber, and breaker panels. Meet neighbors. If you’re remote—book a real-time video walkthrough with management.

Understand tenure & exit.

Lot-lease terms, rent-increase policies, and resale rules for your home. Ask whether they allow “for sale by owner” signs and whether the community claims a right of first refusal.

Red flags (and green lights) to watch for

  • Red flag: “We allow tiny homes” with no written standards. You want explicit requirements (square-foot cap, certification, deck/skirt rules, STR policy). Communities that publish this—Shady Creek is a model—tend to operate smoothly. 

  • Red flag: “Full hookups” that really mean 30-amp service and a shared spigot. Your mini-split and induction cooktop will thank you for 50A power and a sewer/septic connection sized for full-time occupancy.

  • Red flag: No clear insurance requirement or proof-of-insurance check. That’s risk for you and your neighbors.

  • Green light: A county/city that has explicitly legalized THOWs (e.g., San Diego County, Nevada County, Boise—with district limits). Even if a given park is still catching up, you’re on firmer ground and more providers will follow. 

  • Green light: Communities with named builder partners and posted incentives. That’s a sign they understand setup logistics and are investing in long-term occupancy, not transient hype. 

What 2026 is likely to look like

Codes are catching up. Cities and counties are moving from pilot language to durable ordinances that define THOWs and say where they can live. That’s the gating item for small clusters on R-2 land (Nevada County) and county-wide allowances (San Diego). Expect site plans through winter/spring 2026 and first pads later next year in these jurisdictions. 

Resort RV parks will keep adding “tiny loops.” It’s the fastest path to supply: roads, meters, and mailrooms already exist. DFW’s Shady Creek and The Pines are early examples; more parks in growth metros will dedicate a loop, publish standards, and backfill with approved builders. 

Build-for-rent cottages will multiply. Not BYO, but the Troy, NY project shows investors and planning boards are comfortable with compact neighborhoods at scale. Those approvals normalize small-format living and open doors for private BYO pads, especially in towns seeking “missing-middle” housing that blends in. 

Bottom line

If you’re ready to place a tiny home today, put site visits to Gather (AZ), Shady Creek (TX), The Pines (TX), Lakeland Ridge (TN), Tiny Homes Village (TN), Paradise (CA), and Poplar Creek Phase 2 (NC) on your calendar and get your spec sheet out to managers now. These are open, expanding, or opening with published standards or timelines. 

If your timeline is 2026, aim your search at places where the law moved in 2025—Nevada County (CA), San Diego County (CA), and Boise (ID). That’s where community proposals pencil out, financing gets easier, and approvals can be achieved without prolonged ambiguity. Start conversations with local planners and landowners now; being early to a waitlist beats chasing “No Vacancy” signs next fall. 

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