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Cozy Acre Tiny Home Community is a long-term lot-lease community in Poolville, Texas, built on a family property with big shade trees and a creek running through it. It is run by managing partners Marvin and April Shockey, and it welcomes bring-your-own tiny homes on wheels as well as RVs. If you already own a tiny house and need a legal, welcoming place to park it in North Texas, this is the kind of small, owner-run setting worth a phone call.
The property sits on College Street in Poolville, a small town that, as the owners put it, does not have a single traffic light. The community describes its vision as 17 tiny homes living in harmony, with room for RV sites alongside them.
A Family Property Turned Tiny Home Community
The story behind Cozy Acre is a quiet one. According to the community’s website, the Shockeys inherited the land after April’s father, long-time resident Carl Minteer, passed away. They lived in a Fort Worth suburb and held full-time jobs in the metroplex, so moving onto the property was not an option. After long conversations with family and a couple of Carl’s old friends, a tiny home community emerged as the idea that made the most sense.
That origin matters for anyone weighing a move. This is not a large developer project with a leasing office and a corporate playbook. It is a family-owned acre with an owner who answers the phone during posted office hours, and the owners say their mission is to connect a community by living “the tiny house way” in a small country setting.
Shade Trees, Gravel Lanes and Utility Pedestals
The photos on the official site show what the land offers: mature trees overhead, gravel drives, mowed grass and sites with utility pedestals already in place. Shade is a genuine asset in Texas, where a summer afternoon can turn a small metal-roofed home or an RV into an oven. Parking under a canopy of trees can take real pressure off cooling costs and make outdoor living more pleasant.
The sites themselves look like open, grassy lots rather than tight pads, which gives each home some breathing room. The site’s own photo captions describe fully shaded lots and a picnic area, and note that the community has both tiny home and RV spots. Because utilities are included in the lot rent (more on that below), the photos with pedestals are worth a close look if you are weighing hookups against an off-grid setup.
Bring Your Own Tiny Home or RV
Cozy Acre is a lot-lease community, not a place that sells or rents you a house. Per the FAQ on the official site, your tiny home’s registration must be current, it must be insured, and the owner must pass a background check. Once you pass, a 6-month or 12-month lease is required.
That standard is worth noting because it separates this kind of community from informal land arrangements. Requiring registration and insurance means the people around you are held to the same bar, which protects neighbors and the property. Off-grid tiny homes are also accepted, though the site notes that utilities are included at each site.
This photo shows a small tiny house on wheels set on a mowed lot with a deck, steps and a decorative boulder at the corner. Landscaping rocks like that appear across the property and give the community a consistent, tidy look.
A Dog Park With Night Lights
For pet owners the headline amenity is a fenced dog park. The site says all pets are accepted and approved case by case, which is more welcoming than many communities that restrict breeds or sizes. The park has a large shade tree on its lawn, and the owners’ photos show it lit at night with strings of café lights.
Picnic Area and Free Indoor Laundry
Shared spaces are where a lot-lease community either feels like a neighborhood or just a parking lot. The photo gallery shows a picnic area with a table under a shade sail strung with lights, set beside the community’s laundry building. Per the official site, the indoor laundry is free for residents, and the photos show two washers and two dryers in a small carpeted room.
The owners also list a longer wish list on their Concept page: a general store, an outdoor pavilion, a car wash and expanded laundry facilities.
Community Details
- Location: 100 College St, Poolville, TX 76487
- Size: The owners envision 17 tiny home sites, with RV spots alongside
- Home types: Bring-your-own tiny homes on wheels and RVs; off-grid tiny homes allowed
- Included in rent: Trash, sewer and water. Electricity is metered and paid separately
- Internet: Not provided; residents arrange their own. The owners say free basic internet is something they are working on
- Parking: One car per site; extra cars cost extra
- Lease: 6-month or 12-month, after a background check
- Requirements: Current registration and insurance on your home
- Guests: A night or two is fine; more than three consecutive nights means being on the lease
- Pets: Accepted and approved case by case
- Amenities shown: Fenced dog park, picnic area, free indoor laundry
What Makes This Community Special
- Utilities are mostly bundled. Water, sewer and trash are covered, so your main variable cost is electricity
- It is genuinely small and owner-run. You deal with the people who own the land
- Shade is built in. Mature trees mean cooler lots in a hot climate
- Pet-friendly in practice. A purpose-built, fenced dog park is rare at this scale
- Flexible home types. Tiny homes and RVs share the property, and off-grid tiny homes are accepted
- Read the rules first. The community publishes a Rules and Regulations PDF.
Learn More
- Official site: cozyacretiny.com
- Rules and Regulations: Cozy Acre rules (PDF)
- Phone: 817-729-5445 (office hours Monday through Friday, 10 am to 3 pm)
- Email: infocozyacre@gmail.com
- Directory listing: Tiny Home Builders
Highlights
- Family-owned lot-lease community in Poolville, Texas
- Bring your own tiny home or RV; off-grid tiny homes allowed
- Rent includes water, sewer and trash; electric metered separately
- Fenced dog park with café lighting, picnic area and free indoor laundry
- 6- or 12-month leases with a background check
Explore More
- Birches Creek Village: A Quiet RV and Tiny Home Community in the East Texas Woods
- How Do I Get Land for a Tiny House or Camper? 5 Paths That Work
- Platinum Cottages Cardinal: A 399 Sq Ft Park Model in a Gated Texas Community
- All tiny house communities
Would you trade a bigger yard for a shaded lot and a neighborhood dog park? Tell us in the comments.
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Disclosure: This post may contain affiliate links. If you purchase through one of our links, we may earn a commission at no additional cost to you.
Alex
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