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840 Sq. Ft. Cottage in Tumwater, WA For Sale

This is an 840 sq. ft. cottage on a 9,700 sq. ft. lot in Tumwater, WA. It is listed for sale on Redfin for $225,000. What do you think?

840 Sq Ft Cottage in Tumwater WA For Sale

Photos via Redfin

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

840 Sq Ft Cottage in Tumwater WA For Sale

Photos via Redfin


  • Tumwater, WA
  • 840 sq. ft.
  • 2 bedrooms
  • 1 bathroom
  • Detached garage
  • Garden
  • Built in 1946
  • Listed at $225,000 (as of 11/27/17)


Charming home has wonderful updated kitchen with Maple cabinets and new electrical panel. Freshly painted inside. Huge walk-in closet in master. Hardwood under carpet in main room. Attic fan for hot summer days.1


Our big thanks to Joceile Moore for sharing!

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Alex is a contributor and editor for TinyHouseTalk.com and the always free Tiny House Newsletter. He has a passion for exploring and sharing tiny homes (from yurts and RVs to tiny cabins and cottages) and inspiring simple living stories. We invite you to send in your story and tiny home photos too so we can re-share and inspire others towards a simple life too. Thank you!

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{ 23 comments… add one }
  • Avatar JoAnn M Goselin November 29, 2017, 1:59 pm

    I am interested please send some information please. And some pictures of homes.

  • Avatar Carol Perry November 29, 2017, 4:14 pm

    This house is really cute! Just love that kitchen! Wow! They have lots of kitchen cabinets, which helps out with storage, especially in those tiny homes! I love the patio & yard!
    Thank you, for sharing! Loved touring it!🏡

  • Avatar Victoria November 29, 2017, 11:51 pm


    While the house is nice, and I don’t know about market pricing in WA, however, $268.00/sq ft rounded, seems out of reach to many people. It’s unfortunate now that tiny/small homes are “in”, rices have increased dramatically…..capitalism, I guess???? Just too bad tho……
    Clippylady – who is beginning to downsize getting ready for small home….

    • Avatar Dayle November 30, 2017, 9:20 am

      Agreed, call it “tiny” and you can double or triple the price. I have been looking at homes in this size range in several different towns and I could get one to fix up for $20-30,000 and fixing up would be probably another $20,ooo and they go up to $100,000 depending on materials used.

      • Avatar James D. December 1, 2017, 3:11 pm

        Victoria and Dayle, no, gmh is correct, this is just a regular house that represents what was the norm at the time it was built.

        While the price is just representative of what real estate prices are in that area and there are areas where it is even higher.

        When you pay for a property, you’re typically not just paying for the house on the property but for the value of the land it is on and the value of where it is located…

        This is why in real estate, the catch phrase is Location, Location, Location!

        Want a property that is located in a good neighborhood, near high paying jobs, near or in areas that there’s a high demand for people who want to live there, and the price will reflect this and yes, supply and demand is the primary reason why prices can go extremely high but not everyone has a choice in the matter because not everyone can just choose to live somewhere else for various reasons.

        While moving to where it is cheaper can have multiple downsides and may not last if a lot of other people also start moving there and thus increase demand, which in turn starts to raise prices in the area.

        There are also many other factors to consider like cost of living, property taxes, ongoing costs in the area, whether you plan on living there forever or not, whether any natural disasters may affect any long term plans in the area, whether you want a home that was built for you versus an old house you’re just adapting to and of course new vs old and what that usually means for the house and your other costs…

        And not everything is equivalent and there’s a lot more than just size and how something looks that determines its value…

        Besides, there’s reasons why it’s considered that we have a housing problems and we wouldn’t be looking at so many alternatives if there was a easy and simple fix that we could all turn to…

  • Avatar Connie Gunsley November 30, 2017, 2:53 am

    I have to agree with Victoria. While the house itself is cute, it is not over $200,000 cute. I would definitely not live in Washington state if housing is that inflated. Having the money or not, that is not even the reason. The whole thought behind tiny houses, like everything else, is to live debt free with a smaller footprint on the environment. This house takes the whole shoe! The only way to beat the pricey tiny homes being built now is to not buy one. No demand, no business. This is a lesson America needs to learn. Just my opinion. Widow wanting a tiny house but not buying for the right reasons! Sorry.

    • Avatar James D. December 1, 2017, 6:12 pm

      For many, the reasons people go tiny isn’t just financial but about being free to live their life the way they want to under their own terms.

      So it really depends what kind of life someone wants and what resources do they or do they not have to use to achieve it, with what compromises they are willing to make to achieve their goal.

      Really, what people want from a house isn’t limited to just the house itself but the life it will allow them to have and there’s a large diversity of what that means to different people…

      Sure, people shouldn’t pay for things that don’t serve their needs or charge too much to provide it but the flip side of that is if no one is willing to pay for what something actually costs to build then there’s no reason for any business to build it… While not always true, there is such a thing as paying for what you get…

      The relationship between consumers and businesses is just like nature, there has to be a balance or it won’t work…

      Smaller footprint on the environment also generally doesn’t come cheap. Things like solar power means added costs and when it generally costs more to provide environmentally friendly products then there has to be an incentive for the manufacturers to provide those products despite the higher costs or they will simply stick with the lower cost but more toxic products.

      In all things there are always trade-offs and consequences to consider…

      I do agree that all consumers should use their buying power more responsibly and pay only for things that really provide a value to the owners but the reasons for the prices have as much to do with what people want as the businesses providing those products and how much competition is involved on both the consumer and business sides…

      Besides, this house has nothing to do with the Tiny House movement other than the simple fact it’s a small house by modern standards but it was built back in 1946 when this size was normal….

      So the cost is just a indication of how high real estate pricing is in some areas of the country and you’ll run into such high prices that go even higher for most of the west coast states.

      Mind, one of the reasons this is happening is because we do not have unlimited land and an ever growing population means an ever growing competition as we have more demand than supply…

      Dealing with these costs also aren’t always as simple as just moving to a cheaper area because the reason for the high demand include things like access to high paying jobs, access to resources and features people want, ways of life, etc. that they may not have in those cheaper areas.

      So there’s actually multiple reasons for the pricing and why there’s not really a simple solution that will deal with all of it…

      We should, of course, always stride for the best deal possible but what that actually will be will depend on multiple variables and every person’s situation can be very different for what may be right for them…

  • Avatar redfish November 30, 2017, 11:22 am

    Some people calls this a tiny home. In my opinion, it is only small for a house. 840 Sq. Ft. is not tiny living at all… Besides the price is a little steep.

    • Avatar James D. December 1, 2017, 4:22 pm

      redfish, IMO tiny living should not be considered a competition as it really depends what the space is being used for and by how many people… For example, a large family of eight can still consider this tiny for their needs because the space divided between them would still end up being very small… The point is really to find appropriate housing that helps eliminate waste but what’s appropriate will depend on what people actually need from the house.

      While, as gmh pointed out, this is just a regular house that was simply built before the modern trend for big houses. Such older properties are just something to consider because you can still acquire them for less than what the bigger houses are typically going for and they still provide a more downsized and efficient life than compared to what people are doing with the bigger houses.

      Many such older properties also get grandfathered in for areas that may otherwise not allow such a small house to be built or lived in otherwise, as another reason to consider them.

      Though, the price may seem steep compared to what you may be used to but the cost of real estate is not limited to just the value of the house but also of the land and the value of where it is located/situated.

      So you always have to compare to the going rates for properties in the area to see how it actually compares and how much you’re actually paying for the land and the location, which factors things like crime rate or lack thereof, access to good paying jobs, access to good schools, shopping areas, proximity to emergency services, places you may actually want to live for a wide range of reasons, etc.

      Many of these lead to why there is such high demand for properties in these states and that leads to one of the reasons why the prices are generally so high in those states because of the high competition for those properties…

      Understand as well that not all places have as much free land as others, so often times it’s forced competition for what spaces people can make a living on and that only gets worse over time with an ever growing population…

      Needless to say context is very important and one of the reasons we have a housing problem is because there’s really no easy and simple fix.

      Thus why it’s important to look at as many alternatives as possible… No one solution is going to fix the housing problem, especially if we don’t allow it to account for our diversity, providing the flexibility to meet changing needs, and the willingness to find new solutions to the many issues we’ll be facing going forward.

      • Avatar redfish December 1, 2017, 5:49 pm

        Thanks for the reply James D. First of all no offense, but I disagree on a few things with you. By your logic Alex should post about 3000 Sq. Ft. houses on this site too. Let’s just assume a family of 16 will be living inside, so the interior will be crammed with people, and this way we can call it tiny living… In my opinion this house has no values most people associate with tiny living. All I see is wasted space etc. That was my problem with this building.

        • Avatar James D. December 1, 2017, 6:35 pm

          redfish, you’re free to disagree but there’s a difference from an ideal and what actually makes sense in practice…

          It’s simply not practical for everyone to all live in the same size space if they don’t all have the exact same needs.

          While it’s only wasteful if the space isn’t being efficiently used but it’s a lot more than just size that determines this…

          For example, take the opposite extreme of your example and stuff a family of 16 into a house that’s only 160 sq ft and they’ll barely have room to stand together, let alone live normal lives in the house…

          It’s going to extremes that leads to inefficiency and ignoring what would actually work because you would rather meet some proprietary ideal that will never fit everyone.

          While also missing that a larger family living efficiency in the same shared space is actually using less resources than the same number of people living in multiple different but smaller spaces.

          Again, it should not be a competition but what is actually appropriate for the given person(s)… Otherwise, you actually miss the point of efficiency and eliminating waste.

  • Avatar gmh November 30, 2017, 12:15 pm

    This house was not built as part of the Tiny House Movement. When it was built, it was an average size home, for a decent price. The market in Tumwater is tight, so prices are way up. Heck, anything near I-5 in WA is way up!
    This website shows us ideas for tiny houses and for small houses. Not every house fits every person or budget.
    I think they did a great job with the remodel. I would love to live in this house but in my town instead of Tumwater.

  • Avatar Dianne KNOX December 1, 2017, 3:27 pm

    Way overpriced for me. Come to Georgia and get 3 times as much house for the money..

    • Avatar James D. December 1, 2017, 4:49 pm

      Dianne KNOX, problem with that is if everybody did it then the prices would skyrocket because there would be too many people wanting the same properties.

      Besides, not every area in Georgia is low cost… There’s a couple of very high priced neighborhoods and properties… Along with various reasons why some areas are cheaper to consider…

      While a population boom would irrevocably cause a decline in Georgia’s agriculture as existing farmland would be needed to be converted for housing, which is already starting to happen…

      • Avatar Connie Gunsley December 1, 2017, 7:07 pm

        James, While I understand you are intelligent on destinations, states, cost of living in those states, etc. May I point out just a few things. We people here, joined tinyhousetalk.com because we were interested in reading about, researching, or considering the tiny house movement. This particular home is over 800 square feet so technically is not a tiny house, small house would fit better. Alex posted it because, just guessing, someone sent it to him. The insinuation of ,”you get what you pay for”, again wasn’t even the point. Look on websites that build/sale tiny homes and you may see what we are talking about. Watch YouTube videos, etc. The concept the tiny house movement started has been lost. Now they are $60,000 to over $100,000. Previously they were $25,000 to $$40,000. I agree everyone wants to live differently. Please feel free to buy a tiny house for yourself for $100,000. No argument there, get what you pay for! Our point was, and you missed it by a mile, was that we would like to leave a smaller footprint, in a modest but efficient tiny house(400 sq. ft.) or less. Period! This house, although not tint but small,I is way over priced for tiny homers. Not trying to be rude, just truly don’t understand all the mobo jumbo stuff to simple opinions from others. Thanks!

        • Avatar James D. December 2, 2017, 10:01 pm

          Connie Gunsley, it’s okay, I mean no offense and take no offense.

          I’m simply pointing out that the Tiny House movement has more to do with achieving freedom to live one’s life the way they want to and under their own terms and most of what you’re seeing is simply people actually doing it…

          Like Zack Giffin from Tiny House Nation often states, it’s about finding “appropriate housing”…

          While just because some choose to do it for more doesn’t mean everyone is being forced to do so as well…

          Take Build Tiny in Texas, for example, who is a builder that will find ways to build you a Tiny House for usually under $30K… His last 200 Sq Ft Tiny House was done for less than $16K and it includes an elevator bed, TV and other such nice features.

          Companies like Incredible Tiny Homes in Tennessee can similarly do it for less than most others. Though, they set some minimum standards like putting in fire sprinklers for fire safety, ensuring there’s emergency egress, etc. and thus set a usual minimum of $25K but you can still get it for less by opting to do their workshop and do some or most of the work yourself with whoever you bring with you for the one week that allows…

          Companies like Compact Cottages will sell you a basic 16 foot THOW for just $16K… and there are other examples I can point to…

          Most charging more are actually just meeting the demand from people who want more… Tiny Houses used to be under 16 feet in length, some less than 12 feet… But now they’re over 30 feet on up to 40 feet with some also being 10-12 feet wide… and the reasons why include things like families choosing to go tiny who need more minimum space than a single person would need, among other examples.

          Like Tiny Idahomes recently did one for someone who needed it designed for wheelchair access…

          Tiny Houses also used to be self built by their owners, who reclaimed materials and basically avoided getting anything new…

          So Tiny Houses have gotten bigger on average, since not everyone can build their own they are now paying other people to do it for them, and some people are opting to include premium features like solar power, and certain luxury features they may not have been able to afford for a big house but can afford it for the tiny house.

          While nothing is stopping people from building it themselves to still do it for a lot less and there’s been two this year who did it for less than $10K and one who did it for just over $30K…

          And there are companies working to find ways to make it even more affordable to build a tiny house by introducing the ability to mass produce them, as well as finding more sustainable ways to build…

          So the actual reason for the Tiny House movement is alive and well… It simply grown to include more people and more lifestyles…

          While we mustn’t confuse things like real estate with the prices of the houses because real estate includes the cost of the land and where it is located… So the house can almost be besides the point for real estate pricing… There are even places you can pay millions just for the land and not have anything on it yet… But that’s a whole other issue among the many different issues people face with housing in general.

          But hopefully this will alleviate your concerns on the movement… We’re even achieving some legal wins with adoptions of the 2018 ICC IRC update the included Appendix Q that provides language for people to start getting legal recognition for their home as an official full time dwelling…

          Btw, this site has pretty much always covered small houses too… Look under the site menu for houses and plans and you’ll see a category for Tiny, Small and Micro houses… While under more you’ll see quite a few of the many other alternatives this site also covers…

        • Avatar Connie Gunsley December 3, 2017, 3:52 am

          James, First…👏👏👏👏👏 Since it still seems you feel the need to keep explaining how much knowledge you have, I don’t feel the need to continue. I know also that I do not feel the need to have the last word nor am I ignorant. See, I know theses things your trying to explain and still you are making a few simple comments complicated. Man, get a life! You are way over thinking what were just our opinions. Please let’s just drop it. You win! 👏👏👏👏

        • Avatar James D. December 3, 2017, 12:11 pm

          Conney Gunsley, you do not have to reply to this as I’m just explaining the reasons why I replied to your comment and you do not have to read the whole thing if you’re not interested in understanding where I’m coming from but here goes…

          First and foremost I am motivated to help people because I believe we should all help each other. There’s no ego involved in my comments and I am in no way trying to overwhelm you with “knowledge”, only addressing what is being discussed.

          Second, unless I perceive an opinion as being overly biased then I do not object to anyone expressing their opinions. I only interject when it comes to matters of dealing with facts, specifically when I perceive someone may have been basing a decision on misinformation or is somehow spreading misinformation.

          Misinformation is simply something I take seriously because I have seen it destroy people’s lives. It’s bad enough that not everyone has all the information they may need to make informed decisions but misinformation can lead people to make truly tragic choices.

          So I’m constantly considering how misinformation could possible effect the lives of others as it can not only cause people to suffer needlessly but in some cases cause even far worse to happen.

          Third, I see the movement as a way to try to fix the broken system that we now have and do not wish for us to end up making the same mistakes that caused the present system to be corrupt and broken in the first place.

          Being overly judgemental on how other people choose to live being a prime example, as this leads to division and the idea that unless you meet the proprietary standard then you shouldn’t even try because that is how you will be treated, and this ultimately leads to people being forced to live in ways other than what they may have wanted or worse end up losing everything simply because they do not meet all the standards of others, even if it was by no fault of their own but just the reality of their situation.

          There are people here who are already living tiny but are afraid to ever show their home because of how harshly some people may judge them and others who have been turned off from considering going tiny for similar reasons.

          So understand that while I may over react some times, my motivation is always to try to help and not just a few but everyone because I feel we’re all in this together, for better or worse, and the only way I win is when everybody wins…

          Hope that helps you better understand where I’m coming from…

        • Avatar AD January 6, 2018, 12:05 am

          So many commenters on this website seem to be over-reacting…no matter what is posted, someone will be unhappy, whether the homes are too big or too small. The person that curates this site is simply trying to cater to all styles and needs, whether micro, THOW, cottage, or small home. Yes, I do prefer smaller seeing actual tiny homes myself, and there seem to be a lot of cottages here as of late, but I can appreciate aspects of every posting and take inspiration from them all. Complaining about the essence of the tiny home movement being lost is rather hipster-y, if you ask me. If y’all are upset, take it up with the site owner.

      • Avatar Victoria December 2, 2017, 8:32 pm


        After readying your lengthy replies to myself and all others, all I can say is, brevity. I did not read all of your responses completely as they were way to lengthily and seemed at times bit condescending. I know, online discussions are so two dimensional and is how your posts came across to me,

        Regarding my personal preference for a tiny/small home, this is the approximate size I am interested in living I prefer a home that is stationary, I have no desire to drive my home around. I’d like a bit more space to live and have an art studio. I fantasize developing an intentional or eco community of tiny/small homes, with an organic garden, community living, like long ago, yoga/mediation, putting goodness out into the world, and being around kind, like minded people. It’s still in the thinking stages and at 63, I need to figure it out soon! Lol

        Lastly, I realize others desire to be mobile, smaller homes, etc….it’s all good….we are along a continuum of this movement, tiny homes in all its variations!

        Enjoy the weekend!

        • Avatar James D. December 2, 2017, 10:10 pm

          Victoria, I apologize if I made you feel like I was being condescending.

          My intent is only to enlighten and point out other points of views, and I agree, tiny homes in all its variations!

          There are others who have similar dreams for an intentional community and there’s a few who have already started. So I’m sure it is a dream you can realize one day…

  • Avatar roe December 2, 2017, 10:13 am

    I used to live in WA so understand that houses on the west side are expensive. I agree with others, this is a small house not a tiny house. Love the garden space. So, none of this bothers me, but the inside is too dark for my taste and I really don’t like (dark colored) rugs they are too hard to keep clean. A couple very large windows on the backside of the house, or french doors might help brighten it up. Good luck.

    • Avatar Victoria December 3, 2017, 6:33 pm

      Hi James,

      Thanks for your response! Appreciate your wanting to share your knowledge with others, and explaining your thoughts from your wealth of experience. Online communication is so two dimensional, sometimes the intent of our words get lost or misinterpreted. I’m glad you explained your intention.

      I also appreciate your positive comments about my dream of developing an intentional community. Good to know others have traveled down this road. I guess I’ll have to do a Google search and seek out these communities.

      Merry Christmas!

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