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First Floor Bedroom THOW For Sale in Vermont

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This is a beautiful traditional-style tiny house with board and batten siding and interior pine clapboards. The structure comes in at just under 200 square feet, and fits in a twin-sized downstairs bedroom.

There’s a compact living area, kitchen with butcher block cabinets and a bathroom that can work either on or off-grid depending on your needs. The 7×7 loft is in the middle of the THOW, and accessible via ladder from both ends. What do you think? You can buy it here for $45,000.

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8×24 Tiny House For $45K

The living room area has space for a small couch.

Or a cozy chair if you prefer.

Butcher-block countertops.

Compact bathroom has its own sink.

One-piece standing shower.

Beautiful sliding barn door.

Hanging closet for clothing.

Comfy downstairs bedroom fits a twin bed.

Hot water system.

Mini-split heats and cools the space.

Lovely lofted ceilings throughout.

Ceiling fan for maximum airflow.

Board and batten siding looks stunning.


  • $45,000
  • Located in Waitsfield, Vermont
  • 8×24 Tiny House (192 sq. ft)
  • Constructed in 2021
  • Living room
  • Kitchenn with butcher block countertops
  • Bathroom
  • Downstairs bedroom
  • 7×7 loft with access from both sides
  • Plumbed for on-grid or off grid water.
  • For the off-grid option, it also includes a new composting toilet, water tank, water pump, and for the on-grid water hook-up, a heated water hose.
  • Mitsubishi Mini-split
  • 2 inches of spray foam insulation in the walls, ceiling and floors.

Learn more and inquire

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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.
{ 13 comments… add one }
  • Susan Kim Pratt
    April 15, 2022, 5:25 pm

    This house is cute and nicely done. I have been following Incredible Tiny House builder website with owner Randy Jones, and this just like a house that he and his company would built. I love the nicely done cabinets, ceilings and everything is nicely done.

  • Marsha Cowan
    April 16, 2022, 3:50 pm

    It’s a lovely home. I think $28,900 would be a fair price for it.

    • James D.
      April 16, 2022, 10:20 pm

      A few years ago, sure, but have to account for the present economy. We’ve got 40 year record high 8.5% inflation rate, supply chain issues, high gas prices contributing to ballooning construction and manufacturing costs, etc has caused a big year over year rise in construction costs, especially for a commercial build..

      There’s tiny houses that sold in 2016 for $58,000 that are now selling for closer to $99,000…
      Heck, thanks in part to the recent bird flu, the cost of eggs is going up 56% this year and we already were seeing a 20% increase in most food products over the last year… Meanwhile, interest rates are set to rise… Among other things contributing to the big changes in prices of just about everything…

      • Lantz
        April 20, 2022, 8:39 pm

        That person has not visited a home builders or lumber yard recently. The cost of materials has skyrocketed.

    • Maria Kentala
      April 18, 2022, 7:47 am

      I agree with you.

  • Marsha Cowan
    April 17, 2022, 1:04 pm

    I looked up present day profit margins on regular construction (average 15-20%), and tiny house construction (average 46%). These profit margins have risen in the last two years. I e. Builders are making more profit per house now than 2 years ago because they are taking advantage of the price gouging going on in every arena. Tiny house builders especially. Don’t forget I keep up with building material prices, fixtures, plumbing and electrical prices, etc. I was a former licensed residential contractor so I know how to price the building of a house. I still urge people not to buy until the tiny house prices come down by at least 30% . The builder will still be making a good profit and will probably be able to sell a lot more houses to a lot more people.

    • James D.
      April 17, 2022, 7:49 pm

      I would have to disagree… First, there’s a significant difference in the amount of money involved with regular construction vs tiny homes. Nationally, the average sales price of a new home in 2020 was 391,900 U.S. dollars and in 2021, it reached 453,700 U.S. dollars. While the national average cost to build a tiny home is $40,000 to $80,000. So those profit margins don’t represent the same amount of money and tiny home builders typically make significantly less than they would in the regular housing market.

      The accuracy of the data on averages is also questionable as in the world of construction, many estimators and business owners are not as profitable as they might think. The single biggest accounting mistake is the term “markup” and “profit margin” being used interchangeably while estimating construction projects and this is leaving many contractors and general contractors with a lot less profit on the books each year, which can be worse for tiny house builders as more of them are just small businesses or even just a single builder and most builders are typically terrible accountants and won’t run a business very efficiently.

      Accounting issues aside, there’s also many other differences like the number of houses being built every year. There’s a lot more houses being built in the regular house market than the tiny house market and there’s different cost considerations between building a standard model/Tract house vs a custom house, the later having a lot more overhead and other issues which can be exasperated when custom usually also means building fewer homes a year.

      Most homes being built in the regular housing market are standard model/tract houses but the tiny house market is largely dominated by custom houses, which some builders are building as few as a single house a year.

      So there can be a big difference between building 5-19 homes a year from building just 1-2, especially when you then multiply that difference by the average prices of a regular house vs a tiny house.

      While part of the increases are due to higher demand, more houses are being built in the last two years at record numbers and is one of the reasons material prices have gone up, but they likely won’t go down until the market changes, which will likely be caused by a recession and then there would be far fewer homes being built and profits will tank. Much like the housing bubble crash, there’s going to be a big readjustment when that happens that’s going to effect the housing market for years and probably over a decade.

      We also still got a lack of people going into the trades, which means fewer people being required to support the entire market. When there’s more work than workers wages tend to go up but it can also take longer to get projects completed or even started as more and more people are put on waiting lists.

      Never mind, another reasons the profit margins aren’t accurate is because of inflation. The inflation rate in 2020 was 1.23%. The current inflation rate compared to last year is now 8.54%. So the value of money is dropping at a record rate and you’d have to account for the fact a $1 today only represents about 90% of the value of what it did even just 2 years ago… While of course the cost of living is going up and that effects business too…

      Then there’s the cost of fuel, which not only effects the cost of materials and manufacturing but especially effects the tiny house market because of how many of them that need to be moved… Among other factors like whether or not a builder provides warranty on the build, support for their customers, need to cover marketing and other business costs that add up over time, etc. that all effects their bottom line, profit margins don’t exist in a vacuum of no other considerations, and paints a very different picture of how the market is doing and what we can actually expect from it now…

  • Marsha Cowan
    April 17, 2022, 10:24 pm

    I understand all you’re saying, but it doesn’t affect the issue at hand. The percentage of Profit margins went up meaning percentage of builders personal profit went up after soft expenses were taken out. If you build a house for $10,000 total costs and sell it for $15,000, your personal profit is 33%. If you build that same house later at inflated prices for $15,000 total costs and sell it for $30,000, your profit is 100%. That’s what is happening. Builders are taking advantage of the “inflation” as an excuse to pad their profits to ridiculous heights, and the only way to stop it is to not buy the overpriced houses. My point is to wait until house prices come down to reasonable limits. It’s time for all businessmen to quit making killings at the expense of the people and make a living instead like the rest of us. That can only be controlled by the consumer.

    • James D.
      April 18, 2022, 12:49 am

      While I agree what you’re saying about consumers I have to disagree on your dismissal of the economic issues we’re facing now…

      First, they don’t account for all expenses, as they don’t count depreciation, amortization, and overhead costs. While I already pointed out there’s more overhead with custom building and there is an accuracy issue of those numbers given how so many don’t do their accounting correctly and you’re basically stereotyping what all builders are doing when that’s not the case for all of them.

      Fact is nearly 40% of all small business went out of business in the last year alone. In states like Washington the loss was as high as 57.3%. So while not all of them were builders, understand those profit numbers are not an accurate representation of the financial health of these businesses and we’re in a time that it takes much more for a company to remain successful than it used to…

      Second, it doesn’t change the fact we are dealing with higher costs and there are many things that may never go back to what they were priced even just a few years ago. Inflation has steadily been increasing for a century and now it’s accelerating. Over 8.5% year over year is an over 40 year record high we haven’t seen the likes of since 1981 and we were never really the same after that one either, and this one is likely to be much worse and global as price changes are across the world and we’re not the only country being effected.

      So even if inflation returns to normal rates it doesn’t mean prices will go back to what they were or that we’ll be in a position to take advantage of it even they did because if we’re in a recession, or worse a depression, which is increasingly becoming likely, then it can be a long hard road before those prices line up with people’s income levels again…

      Never mind other issues like a significant percentage of the work force deciding they can be picky about what jobs they take and they don’t have to settle for lower wages anymore. So a lot of companies are finding it difficult to have sufficient workers. Even your local pharmacy may be understaffed these days and with fewer people in the trades it’s going to be much harder to negotiate prices and most of the older generation are already headed to retirement.

      While consumers play a role, it would help if they did stop buying but the sky high demand is likely not going to stop until it’s forced and that’s what will likely trigger a recession or worse, as the feds increase interest rates, etc. and the market basically crashes…

      Unfortunately, this is a much more complex problem with no one reason for it, and we’ve likely haven’t seen the worse of it yet…

    • Maria Kentala
      April 18, 2022, 7:53 am

      You Said It Marsha! Buy a tiny house was to get you out of debt and not have a mortgage. But now the cost is so high I could buy a regular size home with more space and land,yes I would have a mortgage. I have seen Tiny houses on here for over 100,000.00. This is defeating the purpose of the Whole Tiny House movement.

      • James D.
        April 18, 2022, 6:47 pm

        @Maria Kentala – Respectfully, the discussion isn’t about whether or not prices are high as that’s is something we all agree on. We were just discussing why this is happening and whether or not it’s temporary or the new norm and whether we can realistically expect it to change any time soon.

        However, the present high price market aside, it’s a misconception that the tiny house movement hinges on just whether or not someone could avoid debt or that there’s a specific range that’s affordable to everyone. Since, affordability is actually relative and those who most need a home are often the ones least able to afford one no matter how low the price may be. Meaning there would be a lot of people who could never have a tiny home if they could not do it without dealing with some sort of debt.

        People can also have very different needs, preferences, situations they can be in, and goals they want to achieve. So there’s no one size fits all solution that will work the same for everyone and get it always to the same price range…

        Thus the tiny house movement is really about people having the freedom to find what’s appropriate to them and their specific situation, by prioritizing and focusing on what they care about, eliminating what they don’t, to lead a more efficient life that gains them more control over their life, which they can then leverage to improve their life and is how it can work for everyone and not just a niche few…

        Besides, I already pointed out the cost of regular houses have gone up too and the price issues are not limited to just tiny houses. This is just not a good time to buy any sort of new property if you’re looking for a bargain. Though, it doesn’t mean it’s impossible to find a bargain but they’ll be fewer and more likely far between now, with the trade offs being more likely to be significant and higher risk of being deal breakers but if you can avoid new homes then you can more easily find lower prices…

        Houses are just not all the same and there’s a lot more to consider than just their size as it’s the actual details that will determine whether the home will actually meet the needs and preferences of the owner and whether it will work or not towards what the owner wants to get out of it and that can be very different from one home owner to the next and one house to the next…

  • Vickie
    April 20, 2022, 8:54 pm

    If a tiny house builder only makes one per year.. than I would say he doesn’t need the money all that bad. If it took him a year because he is already working a job.,then, he taking his time and not that concerned for his present standard of living. I agree with Marsha, though I under stand James D.’s view. Meaning, sure, he is entitled to charge whatever he wants.. but over-pricing, is still over pricing, Therefore leaving out a veryy large population, that first wanted Tiny homes..to be able to live in away- they couldn’t afford to in regular housing. Most of us seniors are also being left behind…So, basically, both sides are correct as to costs, but as Marsha said, wouldn’t it be beneficial to everyone if business people would just take a breath and remember us. Perhaps, it’s just, why build two for decent cost, when you can charge twice as much for one. And hey James D., yes, I realize there are plenty of people that can afford whatever prices is asked. I can’t. Everyone be safe.

    • James D.
      April 21, 2022, 1:21 am

      No, you misunderstand. How many a builder makes isn’t determined by how many they need to do but how many they are able to do! It doesn’t mean they aren’t concerned about their standard of living but they don’t control the economy…

      Custom building requires a lot more attention to detail, being more selective on material use, and can take a lot more labor, especially if the client keeps making changes during the process. So they charge more for the work but as it takes longer it’s harder for them to earn as much as someone who may earn less per job but produces more products and thus multiplies their income by the number of units they produce vs the custom builder that struggles a lot more to get each done and earn enough from fewer jobs.

      Like I often point out, there’s always trade offs… and things are often more complex than it may at first seem.

      This is made worse by the present economy as material prices are a lot higher and with supply chain issues there can be a lot of unexpected delays, which in a business time means money and is part of the growing overhead a lot of businesses are having to deal with and your typical small business won’t have have the resources to absorb those higher costs without needing to pass them on to their customers.

      Most builders are not a corporation and many are living paycheck to paycheck like most hard working people because that’s exactly who people in the trade are… This is why so many go out of business and it’s hard to be successful.

      The average small business owner is making very little because to start a business all your income goes to the business and that doesn’t leave you much for yourself, about 30% don’t even take a salary and over 60% make less than the average regular full time worker. Along with doing long work weeks, it’s not unusual for a self starter to be doing 60-80 hour weeks, including nights and weekends, and you don’t get overtime when you work for yourself…

      Add, businesses are regulated, need licenses, pay for place to work, pay employees, pay healthcare, in trades you often can’t even work unless you have the proper insurance coverage because of liability issues, marketing, customer support, etc. There’s a lot that goes into running a business and not just the cost of the build alone…

      While it’s a supply and demand market, and demand is sky high right now with not enough workers. So resources are stretched thin and there can be a lot of delays to get everything to work right.

      Like even with a Pre-Fab, it can take over three months to get everything done even with the home ready to be dropped on the property and hooked to utilities because you can’t just have all the required trades, inspections, etc. done at the same time. Everything needs to be scheduled, permits issued, and the logistics covered and again, time is money…

      I understand it’s easy to just blame the builders for the pricing but they just work in the same economy the rest of us do and are having to deal with many of the same struggles, if not more because more is demanded of them and most people don’t seem to appreciate how much they do.

      Add, most tiny houses are being custom built so it’s really the clients who are driving all of this… If you ask for an expensive home to be built then the builder either says no or builds you an expensive home.

      Understand, just like everyone else, the builder needs to earn a living and most of them are never going to get rich building homes. So they take the jobs they can get and handle… Even budget builders like Incredible Tiny Homes has had to raise their prices and Randy, the owner, lives at the factory and has basically not had his own home since he started the business, for an idea how much some builders are sacrificing for their business and still struggle to survive. It took him over 7 years just to give himself a spare tiny house, which is their lowest cost model…

      This is where Marsha is right, it would help if people stopped buying because the high demand is part of the problem… Again, supply and demand market… People need to remember their own part in this and stop trying to put it all on the builders… But the economy is the economy and there are things out of our control right now like the supply chain issues, high gas prices, the effect of wars, inflation, etc.

      Like expect sky high increases in the cost of food next winter, along with more significant food shortages… Crops yields have been bad, farmers are dealing with much higher costs, supply chain issues, there are farms going out of business, bird flu, world economy issues, etc.

      So there’s a lot going on and it’s not a simple issue…

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