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8×16 Tiny House That Starts At $25k

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Trying to find affordable builder-made tiny homes has become more and more difficult recently, especially as the price of lumber and materials skyrockets! THT reader, Cynde, reminded us of Incredible Tiny Homes and their awesome work, especially if you are on a tighter budget.

“Where the Red Fern Grows” is one of the “Randy Jones Original” tiny homes, and without customization starts at just $25,000. It has a lovely rustic feel and would look perfect on a wooded lot just about anywhere.

While the home doesn’t have oodles of bells and whistles, it provides the necessities in a compact package! Contact the builder and get a quote here.

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Cottage THOW Starting at $25K

There’s a nice storage loft over the bathroom/kitchen.

The kitchen has space for a mini fridge, and some kind of hot plate.

A fold-out couch or futon makes a downstairs sleeping area.

The appropriate barn door closes off the bathroom.

I love the rustic clapboards on this THOW!


  • Starting at $25,000
  • Trailer w/ Vin # and Certificate of Origin
  • Underpinning
  • Spray Foam Insulation
  • All Wood Exterior and Interior
  • Metal Roof-Customer’s Choice (20 color options available from East TN Metal)
  • ½ Glass Front Door
  • Screen Door
  • Exterior Outlets
    • 2 on exterior
    • 1 under home
  • Exterior Spigot
  • Unfinished Wood Floors
  • Kitchen sink and faucet
  • Countertop-Builder’s Choice (unfinished)
  • Kitchen Cabinets (Ice White – Shaker style)
    1 – 30″ Sink Base
    1 – 24″ 3 Drawer Base
    1 – 15″ Roller Tray
    * Homes larger than 22′ in length will also include 1 – 24″ Base 1 Drawer
        Click here for Cabinet Upgrade  & additional options
  • Standard Residential Toilet
  • Sliding Barn Door
  • 19-Gallon Electric Water Heater
  • Shower Stall
  • Ceiling Fan
  • Windows-Builder’s Choice (size/qty.)
  • Storage Loft above Bathroom and Kitchen

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Natalie C. McKee

Natalie C. McKee is a contributor for Tiny House Talk and the Tiny House Newsletter. She's a wife, and mama of three little kids. She and her family are homesteaders with sheep, goats, chickens, ducks and quail on their happy little acre.

Latest posts by Natalie C. McKee (see all)

{ 6 comments… add one }
  • Alex
    June 12, 2021, 8:06 am

    Hey all, just remember that even for Incredible Tiny Homes prices are subject to change (it says so on their website) and it’s very likely that they cannot continue to offer these tiny homes at those prices with material costs having skyrocketed.

    • James D.
      June 12, 2021, 4:54 pm

      Prices have already gone up but they’ve expanded their offerings. The ESP style homes, aka foam houses, are basically constructed from metal SIPs, which helps them offer something that isn’t as effected by the higher material costs as would their traditional all wood THOWs…

      While the appearance of the jointed and screwed together panels isn’t for everyone, synthetic stucco (durable and flexible) can be used for a more traditional appearance that can be textured, which the owner will either do themselves to keep it within the base price or for as an optional add on cost for ITH to do it…

      So they’re still trying to offer options near the original starting price…

  • David Pedersen
    June 12, 2021, 11:52 am

    Looks like some of the wood has black mould. That is a health risk. So it might be very well, that they used reclaimed wood, which is now dry, but I would not want to live in this house. It does not take much moisture before you have mould spores in the air.

    • James D.
      June 12, 2021, 4:16 pm

      David, there’s always mold spores in the air! Mold/Fungus is everywhere, there’s always some spores in the atmosphere. So they’re as avoidable as dust and bacteria and would effect any wood left exposed for too long.

      However, it takes specific environmental conditions for mold growth to even start and it’ll stop immediately when those conditions are no longer met. So too cold, too hot, too dry, etc. Mold will stop growing and go dormant.

      Wood can actually get very wet and not be effected as long as it dries quickly, thus how old houses managed to last up to centuries even though they were practically sponges for water when it rained but were designed to dry very quickly. Wood actually has to be wet for a long time for there to be a problem… Though, they can also be wet all the time, such as buried at the bottom of a river or lake and last for centuries because it never meets the other conditions mold needs to be active and grow. So moisture alone isn’t the only factor and when dormant mold can be harmless and not necessarily that easy to make active again…

      Add, there’s over 100,000 different species of mold/fungus. Out of the many that are black, only 2 would be harmful. So just because you see dark discoloration doesn’t automatically mean it’s dangerous or unusual. For wood, it may not even be caused by mold because discolorations can occur naturally from weathering and exposure to the sun.

      Besides, they’ve been using reclaimed for years. There’s yet to be any issues with the wood itself, like Spalted Maple, Beetle Killed Pine, etc. it’s just the appearance and they would have to not build the home properly for there to be an issue but then it wouldn’t matter what wood they used because mold can grow on any natural wood.

      Thus why they developed pressure treated and thermally modified wood, though the former can be considered toxic in a different way…

      Regardless, it’s a preference, just like any form of art, it won’t appeal to everyone the same, which is why it’s only used on homes where it’s requested. Otherwise, they’ll build the same home with regular wood or whatever else you’d rather they’d use…

      They’ll even do SIPs, or as they call it ESP panels or foam house or a container house, which they can offer on wheels to use as a THOW… So no need to put out FUD for options you don’t want…

  • Gail
    June 13, 2021, 3:28 pm

    Not including the trailer, DIY build out shout not exceed $55/sq. ft; hired labor should not bring the cost above $95/sq ft. ALL IN, or you are doing something wrong (or being taken).

    • James D.
      June 14, 2021, 12:05 pm

      No, those cost rates are just not realistic for your typical Tiny House.

      First, cost per sq ft doesn’t apply the same to everything because it changes depending on what actually gets put into the product and doesn’t scale linearly based on size because products are built differently at different size ranges.

      For example, no one builds a large house with 9-11 windows, a bathroom and kitchen, a bedroom/sleeping area and living space for every 200 Sq Ft of space. Large houses would end up costing upwards into the millions if they were. Everything gets spread out much further in a large house and that gives it a lower cost per sq ft average even though the total price ends up being much higher.

      Cost per sq ft can be very misleading if you’re not comparing equivalent products because they don’t take into account differences…

      A tiny house has to pack a lot of functionality and features into a small space and things like the kitchen and bathroom, which are two of the most expensive parts of a house, can make up the majority of the space in a tiny home. While a large house can lower its average with lots of low cost rooms, hallways, etc. that are what take up the majority of the space in a large house. So the cost per sq ft would not be equivalent between them…

      Second, anything that can be customized and built differently can have a wide range of different costs going from basic and low end to advance luxury high end. Like a temporary emergency shelter is going to cost a lot less than a forever home built to last over 500 years. So entirely depends what you want/need and how much gets put into it for what it will cost, but not everyone has the same wants/needs and so what works for someone will vary and thus will the price.

      Third, building a house that meets modern standards is going to have a much higher cost than building something like an RV that’s only meant for recreational usage of basically only up to 4 weeks out of the year. So neither should Tiny Houses, which are built to the standards of residential houses, be expected to be as easy and low cost to build as something that is much more minimally built than a residential house.

      Just because they’re on wheels doesn’t make them all equivalent and a lot just depends what someone wants to end up with and how they want to do it. Since, another factor is the difference between mass production, which is the lowest cost per unit way to build something, to full custom built, which is the most expensive way to build something.

      Even with large houses, the difference between a Tract house, which is building multiple of the same houses at one time, vs a custom built house can be over 500% difference in costs. Custom built houses typically start 50% higher cost than a standard built house.

      So something built in a factory to up to large quantities can be up to a fraction of the cost of a one off custom build and mass production can be even much cheaper than DIY as well…

      There’s just always trade offs with everything and choices matter…

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