5 keywords to help you find land that’s zoned for a tiny home or RV dwelling
Many blog posts on finding land for a tiny home can be a total Debbie Downer, but it is possible and you can do it. You just need to do your research. When I finally came across a few pieces of land that even allowed tiny homes (essentially “Recreational Vehicles”), I decided to copy and save the realtor’s description. You’d be surprised how helpful having their language on hand can be, because instead of just searching for land and reading through every single description to see if “homes on wheels” are permitted, you can can use Zillow or Redfin’s keyword search description setting, effectively bypassing all of the lots that aren’t zoned for a tiny house anyway. Granted, there will be many lots that don’t specify, and if you find a piece of land (likely in a rural/agricultural area) you’ll need to call the county and ask what types of dwellings are permitted. But to help you get started, I’m sharing the keywords and search descriptions that helped me even find potential properties to begin with.
1. “No CC&R’s”
The biggest impediment to land usage are “convenants, conditions and restrictions” that specify what is and isn’t permitted. If there are CC&R’s in place where you’re looking, you can pretty much guarantee that mobile/manufactured homes aren’t permitted. When I finally found land that “has no CC&R’s in place,” I decided to just start searching for exactly that. Upping the viability of land usage for my desired purpose.
2. “No restrictions”
My husband and I found some land in Northwest Washington state, since we’re both from Oregon and have familiarity with the area. Unfortunately, while the zoning for RV’s was permitted (note: for financing purposes, tiny homes are often classified as recreational vehicles), it was only for 6 months of living. When you search for land in beautifully remote areas, sometimes they’re permitted for recreational purposes, just not for full time living. To avoid this, I found that searching for land with “no restrictions” was helpful.
3. “Freedom to do what you want”
Having the freedom to do what you want on your land is a BIG selling point for realtors, which is why they’ll often say precisely that in their listings. It’s not a guarantee that mobile or manufactured dwellings are permitted, but it’s a start, and you might even use it to find realtors you’d want to work with. The more clear and descriptive agents are, the more I know they actually understand the needs of prospective buyers.
4. Set the acreage above 5 acres.
When I called the county once about a plot of land, they shared with me that land above 5 acres is typically the threshold for what is no longer zoned “single family residence.” Because city planners often require a certain distance between lots of land for different types of usage, homeowners living in a subdivision or neighborhood typically have lots of land within similar size, around 10,000 square feet. For consistent property values and salability, you’re just not going to find a home with 5 acres set in suburban area amongst tract home neighbors (unless it’s been there for decades prior). This is helpful when searching for land that permits RV and mobile structures, because sometimes lot size alone can weed out lots that are likely not feasible.
Note: If you want to live in a tiny house within a suburban neighborhood, your best bet is to find land for rent in someone’s backyard, or, if you have the cash, buy a large enough home that you can easily rent out to a tenant, and then live in your tiny on your own property.
5. “Zoned agriculture”
People who want larger acreage typically want it for a reason, such as for farming and livestock capabilities. Because farms require a lot of labor, they often have to hire ranch hands who need somewhere to live on their property. And because farmers don’t make a lot of money, they’re legally permitted to have RV or mobile/manufactured dwellings to house their employees, given that stick built structures are more expensive. If you’re looking to create a self-sufficient homestead and aren’t afraid of larger acreage, finding a lot of land that’s “zoned agriculture” can help you find land for your tiny.
A note on safety: if you’re brand new to a rural area, you’ll want to get to know the area/other residents before investing, because there can be potential dangers to it (theft, communal exclusion). I’ve read some startling accounts of RV and tiny home dwellers who deeply regretted the land they purchased. In short, do your research!
See also: Looking to purchase that’s zoned for a tiny home? Save time by knowing these 3 things first.
As a tiny home/small footprint enthusiast, I’ve been at this process for several years now. Generally, realtors haven’t been terribly helpful. That being said, realtors who specialize in land, are. My husband and I found success with a family owned company of land realtors, whom we found through Farmflip.com. Finding a realtor who understands soil, water and light rights is invaluable.
Lastly, by no means am I an expert, so please take my recommendations and information as that of an amateur who just wants to share what may be helpful to others. If you’re searching for vacant land for your tiny home, I hope this saves you some time. And if you have any tips, please share in the comments!
