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Villa Max Tiny House w/ Enclosed Porch

This is the Villa Max Tiny House. It’s a 10ft wide tiny house on wheels by Tru Form Tiny.

I don’t know about you, but I always love it when tiny home builders build park models. This one is 28ft long including the enclosed porch and 10ft wide. So what do you think of this tiny house?

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10ft Wide Villa Max Tiny House by Tru Form Tiny

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  • It’s for sale, viewable by appointment in Dillon Beach, California
  • 10ft wide x 28ft long living area (includes enclosed porch)
  • Removable trailer tongue
  • Custom skirting attachment points
  • The living room can accommodate a fold-out couch or even a bed and function as a studio
  • Large awning over the main entry
  • Large enclosed porch
  • Price is $158,500, 2 units available (update: sold)
  • (furniture and decor are not included)

Learn more

Tru Form Tiny For Sale (SOLD) | Tru Form Tiny | Contact

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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!
{ 34 comments… add one }
  • Bill Burgess
    August 12, 2019, 1:19 pm

    Why would you do that? A factory Park Model 12′ wide takes about the same moving permitting and can be had for 1/5 the cost? True some superior materials are being used, but not enough to justify five times the cost(IMHO) for less square footage…Even if you upgraded your factory Park Model with the goodies you are only talking 1/2 the price…You know what they say, pretty sells….

    • Kathy Handyside
      August 15, 2019, 9:17 pm

      Exactly! The original idea behind the tiny house movement was to make housing affordable and enable people to lower their living expenses. It seems the tiny house movement has moved from its original idea.

  • Sherry
    August 12, 2019, 1:59 pm

    Outrageous price……can buy a single family home somewhere in the burbs for that cost…this is called Greed, plain and simple.

    • James D.
      August 13, 2019, 12:27 am

      Things to consider and understand when it comes to pricing…

      1) When comparing to traditional Park Models, understand they are really RV’s and are not constructed to residential standards. Since, Park Model RV’s stick to the RV building code and that’s why they can never exceed 400 Sq Ft by law. Otherwise they could be built to the HUD building code and could then go up to over 3000 Sq Ft, the same as Manufactured Houses.

      So it’s more than just a difference of materials as tiny houses aren’t limited to the RV building code and can be built to far higher standards. Meaning there can be a much higher upper limit for what you’re actually getting… Better durability, lower maintenance, better energy efficiency, more features and amenities, etc.

      This particular unit was specifically made for near seaside use. So has more robust weather proofing (aluminum roofing, metal window pans, upgraded vapor barrier, upgraded paint, rain screen, etc.) than a standard home would have… Along with high end materials like quartz counter tops, etc. that are also very low maintenance and very durable. So you can use it like a beach house and it’ll be fine for decades…

      2) Prices in the housing market aren’t always a direct reflection of the cost to build a house. It’s more like the stock market where prices can go up and down all the time depending on multiple variables of the economy, population density, etc. So prices will vary but the reasons why some will be lower will include things like bad local economy, lack of good jobs in the area, bad locations, lack of nearby resources, hidden costs, etc. Along with varying ranges of build quality, features, and amenities…

      Even two different houses built to the same selling price can have very different build qualities and cost of ownership..

      While the product market is more based on what you’re actually getting and what it cost to provide you with that product…

      So there’s actually a lot of things to consider when comparing housing options and seeing where Tiny Houses actually compare…

      3) Most tiny houses are custom build and it should be understood custom is usually the most expensive way to build…

      It’s just like comparing a custom furniture maker to a say Ikea when Ikea can sell furniture for less than what just the materials will cost the custom furniture maker. There are reasons people would still choose a custom furniture maker but it comes at a cost and that’s true of anything custom built, including houses.

      Custom has virtually no economy of scale to reduce costs and will typically use more expensive materials and involve up to multiple times the amount of labor because it will usually involve more craftsmanship, artisanship, and attention to details.

      Typical custom built house will cost 2x or more, up into the millions, than a regular spec house and much more than a tract house, which are the houses specifically built for minimum cost as the priority… The only thing cheaper would be a mass produced house and that can get the cost down to a fraction of building a house one at a time.

      So how the house is built will play a big part in how much it will cost and the difference can be very substantial as well as effect what kind of house you end up with…

      On one end of the cost spectrum you have mass production which is the lowest cost but gives you the fewest options, tends to be overly generic, etc. versus custom that will be the most costly but can achieve the highest quality, pays the most attention to details, can involve craftsmanship and artisan workmanship, and allows it to be personalized to the owner and no one else…

      Size has never been the only variable on the cost of housing. Since houses are not being all built to equal standards or designed the same way. Just like anything else, the details matter as to what it will cost and those details can be very different from one house to the next.

      On the low end, a Tract house will be built very close to the minimum required by the building codes vs custom that will typically far exceed those codes.

      It’s like the difference from building a house that will last maybe 30 years before it either gets a massive renovation or gets torn down and replaced vs a house that is built to last for generations up to around 500 years or more… And that’s only one of many examples in how the houses can differ…

      Like most home owners are paying thousands every year, the national average is over $9000, on just some of the hidden costs of their homes and it’s going to cost them up to multiple times what they originally paid for the house over the next 30 years or so… More for some as there’s a reasons why some properties are called money pits…

      So details matter and there are always trade offs… It’s just a question of being aware of them to understand what you’re actually paying for, as well as understand what effect each of our choices will have… Since custom isn’t something that will be forced on you, it’s what you specifically choose and it effects what you actually end up with in the end…

      • Eric
        April 26, 2022, 9:16 pm

        I don’t know about you James, but I’d sure as heck get fed up with replying the same old to the people who essentially are nay sayers. Just my humble (or not) opinion.

        • James D.
          April 27, 2022, 6:50 pm

          True, helping people isn’t always easy but I still believe its worth trying for at least those it may actually help…

  • Kathi Edge
    August 13, 2019, 8:48 am

    Like everything but not having a first floor bedroom and the outrageous price. While I agree with James D. in the fact there are a lot of things to consider between custom Tiny Homes and stock Park Models as far as quality of workmanship (perhaps) and materials used, but I’d much rather have a nice looking Park Model that has everything I need at 1/2 the price (or less) than this. JMHO

    • James D.
      August 14, 2019, 1:50 am

      Depends, if it’s something you can actually live in and you won’t have any legal issues doing so then it can be a viable option. Just like full timing it in an RV can be an option. But that’s not the case everywhere. Park Models are officially considered RV’s and only intended for recreational usages. So have the same limitations on full time living as other RV’s… Even places that allow Tiny Houses as a ADU, for example, will still usually block any sort of RV…

      While how it’s built is still a consideration for where you are going to live because something built for recreational usage will typically not do that well in more extreme climates/weather conditions, as another reason it may not work for everyone.

      Also, long term costs can be much higher… Getting it at a lower cost mainly helps if your long term costs don’t rise but if they do that can easily negate the initial lower cost and end up costing more over time. Since how it’s built effect things like how much maintenance it requires, durability, longevity of the home, cost of utilities, how much heating and cooling it’ll require, lifestyle it can support, etc.

      Since, long term costs can add up to multiple times what it cost to purchase the home, they can have a much bigger impact on people’s finances.

      Mind, also that unlike the Tiny House market, the RV industry doesn’t really cater to environmentalism, sustainability, or ensuring a healthy home environment that won’t expose you to chemicals, VOCs, etc. Even the traditional housing market doesn’t really cater to all of those as well…

      Avoiding things like sick house syndrome, people dealing with chemical sensitivity, money pit homes, blight, oppressive HOA’s, high costs of living, etc. are also reasons why people are looking for alternatives and not just the initial cost of the home…

      So, if it works for you then great but it’s not something I would suggest as a guaranteed option for everyone but there are always trade offs and nothing is going to be perfect or work equally well for everyone…

  • Peggy D.
    August 13, 2019, 2:12 pm

    While I understand what James D is saying, I think he took it to the highest degree. I have seen park models that are built with very nice amenities at a much lower cost. Also, I would not consider this home to be “custom” as they have two available at the moment. While it might be a higher grade of workmanship, if you are making more than one of them, I wouldn’t consider it “custom”.

    • James D.
      August 14, 2019, 1:21 am

      It’s custom as long as each and every one can be unique, which is usually the case as long as they’re being hand made one at a time. Custom builders can still make multiples, it’s more about how it’s built… Like custom will also be something that can be DIY built…

      While traditional Park Models are a manufactured product, which are built in factories and assembled on assembly lines. So they have the economy of scale to help reduce cost, along with being built to lower standards that make them a cheaper product. But are not something you can just DIY build and RVIA will specifically never support a DIY build…

      Though, another difference, while RV’s are typically lower cost and even new units can usually be sold for thousands less than the MSRP, but the RV industry actually charges more for actual custom work and higher standards.

      Like RV’s with actually 4 season level of insulation, with walls over 3″ thick walls, etc. generally start over $100K and custom will typically take them to $300K and higher on up into the millions with the highest going ever $3 million…

      While certain brands of RV’s can sell for more than an equivalent size tiny house as well. Like a brand new Airstream will typically cost more than an equivalent size Tiny House even though they are still not built for true 4 season use. Though, they do take about twice the number of work hours to build than most other RV’s and won’t depreciate rapidly like most other RV’s…Even after a few years people can usually sell them for around what they bought them for…

      So price comparisons are actually pretty complicated, especially if you want to make actual apples to apples comparisons… I think most people are just used to certain prices because most of what we buy are mass produced products and most people never have to deal with variables like economy of scale or considered what can actually make the prices go way up… Unless it’s done in a specific way, it’s actually a lot more costly to do than many people assume…

      Commercial builders also have to do things like cover health insurance for all their workers, have insurance before they can do any work, pay for licenses, etc,,, I’m pretty sure, people would be surprised by the number of builders who go out of business because they weren’t making enough to keep the business going.

      A lot of these higher cost homes cost more because of what people are asking the builders to build. There are actually many builders who try to sell lower cost homes but the problem is they’re not selling enough of them and ultimately builders have to build what sells or they simply won’t have a business any more…

      Another problem is coverage… Builders like Incredible Tiny Homes have been around for over 2 years now and built around 200 custom homes. They’re a custom budget builder with prices starting as low as $15K but lots of people have no idea they even exist… Partly because most people want to look at the higher priced homes…

      Mind, also the propensity for people to criticize the lower cost homes and even their owners, which is one of the reasons people don’t always share images of their homes and we’re actually only seeing a small percentage of what’s out there…

      Again, it’s complicated…

      • Peggy D.
        August 14, 2019, 1:02 pm

        At the risk of another 20 minute dissertation from you, I have to say again, I understood what you are saying. There, I have acknowledged your post. I however, have a difference of opinion with you. That doesn’t mean that my opinion is invalid or wrong. It means that it is different. Now I understand that you seem to think you know so much more than anyone else could or does. And maybe that’s true. But, just because we differ in opinion, doesn’t mean you have the right to put our opinions down and “school” us as it were.

        So to you I say, I hope you have a wonderful day. I hope you are happy in your knowledge. I hope you put it to good use. I also hope you learn to take others opinions a little lighter. And I hope you learn to agree to disagree on occasion. Thank you and have a nice day.

        • Patti Lange
          August 17, 2019, 11:10 am


        • Maria Kentala
          January 27, 2021, 6:52 am

          Well Said Peggy!

  • James D.
    August 14, 2019, 2:05 pm

    I meant no offense, I’m just old fashion and believe that in the open exchange of ideas that when people disagree that they discuss it before declaring their opinions irreconcilable and immutable. Especially, on topics involving something that can dramatically effect people’s lives and making proper informed decisions can be critical to avoiding the many problems that plague the housing market.

    But that’s just my opinion and I understand that you disagree and I just hope you understand where I’m coming from with this… Thank you for your time and have a nice day…

    • Deb
      August 15, 2019, 3:32 pm

      I have followed the Tiny House movement for years, and I’m sorry, but you are asking too much. Just because they have become popular, doesn’t mean people have to start making money like this on them. These homes are not a fad, they are to meant for people to pay off a home and live debt free. There is no difference between this and a normal home except it is priced as a “California” property.

  • Robert Aulicky
    August 14, 2019, 6:34 pm

    Hi James,
    It seems but I not quite sure but if you are building the house to IRC then the stairs are out of code. You do not have the headroom for the last step because you did not use a platform. Check if you are building under IRC15-18.

  • August 15, 2019, 6:16 pm

    I think the real subject here, is that the idea of a tiny house is to save money (usually). This home, while beautifully done, is really more for someone that considers the cost.. negligible. Nothing “tiny” about that cost, and in the end, for most people.. that’s the point being made here.

  • Toria
    August 15, 2019, 8:16 pm

    I’ve noticed since the tiny/small house movement has gained momentum, so have the prices to buy them, outrageous.

  • Sara
    August 19, 2019, 2:15 pm

    It’s a beautiful house. I like park models for the extra space. But I think the explanation for the inflated price is just excuses. I’ve seen park models with much better use of space, and eco-conscious materials. Perhaps you canget away with that price in California.

    • Candide Gunn
      January 27, 2021, 2:19 pm

      I agree 100%, it sounds more like he is trying to convenience himself. The rest of us know better.

      • James D.
        January 27, 2021, 11:58 pm

        Tru Form Tiny is based in Eugen Oregon, not California. High prices aren’t limited to California, most of the west coast is much higher than the rest of the country with a few exceptions. California doesn’t really have a monopoly on that… Just pointing out facts…

        There is a difference between a Park Model RV and a Tiny Home Park Model. The former is only built to the ANSI specification, which doesn’t try meeting residential building standards and is strictly classified as a RV, which is why they legally can’t go above 400 Sq Ft because that’s the threshold the government set that it has to meet residential building standards.

        While tiny houses are built to residential building standards, either meeting the minimum standards or far exceeding them, and aren’t limited to the 400 Sq Ft threshold or even being limited to staying on wheels as in areas that have adopted the 2018 IRC Appendix Q, aka Tiny House Appendix, it can show it legally meets the building codes for being placed on a foundation and can be treated as real estate then and get a certificate of occupancy.

        Just a small example of the many differences…

        But please, if you know something I don’t then share it? We can all benefit from more information…

  • Shannon Cathey
    January 26, 2021, 2:26 pm

    Beautiful but no way would I spend (or want to spend) $158K on this home without any land! And, I cannot imagine a person earning 6 figures wanting to buy this either or thinking this is a wise investment. Once Warren Buffett entered the tiny house market, we should have known the prices would go sky high!

    • James D.
      January 27, 2021, 1:46 am

      No, reality is the sky high priced ones run in the millions. Even RV’s can run over $3 million on the high end. It’s just something to understand that homes are not all equal. So prices will range quite a bit because there can be a lot more different about a home than just its size…

      Generally, they cost more because they’re giving you something more… That can be higher build quality, more features, specialized customization that may require paying for a lot of extra labor, special material choices, meeting special or specific needs even those not covered by regular home designs, high end architectural details, high home performance, low maintenance vs high maintenance, etc.

      Like they say, the devil is in the details, which have to be understood to understand what you’re actually paying for and what is a fair market price for it… Even just simple choices like windows can change the costs by up to tens of thousands, going from your basic single pane windows that you can even make yourself to high end custom double to triple pane windows that can make a big difference in insulation value, dealing with moisture issues, durability, UV management, longevity of the home, etc.

      Just keep in mind, there are always trade offs!

      • Shannon Cathey
        January 27, 2021, 9:28 am

        James, how much did you pay for a tiny home? You emphasize repeatedly on this thread how quality and customization can make the difference in cost like the rest of us are stupid and haven’t done research or followed the tiny house movement for years. I miss the America where people could have their own opinions without being reprimanded.

        • James D.
          January 27, 2021, 1:30 pm

          Not reprimanding, just pointing out what’s realistic and fair. To try to help you and others because it helps no one to promote unrealistic expectations and use the disappointment of not having those expectations met to create reasons to discriminate or blame others when it really comes down to our own choices and what we choose and even demand to have in a home or any product.

          There are always trade offs and consequences for our choices, but we also each have the ability to make our own separate choices that can have very different consequences and that’s what people need to really focus on to actually achieve what they want.

          Products made by custom builders are especially specifically because of someone’s choices, which is the case here. Tru Form Tiny doesn’t normally make Park Model homes but they do make custom homes and their prices reflect their clients choices.

          My point revolves around how few focus on all the stories of people who achieve getting their home for even a fraction of the cost. The market is ultimately a reflection of the people, what we choose to purchase, and how we choose to go about it. Thus the only way to change it is to change how people use the market and a lot of that has to do with how we think and reason!

          We have to promote knowledge and understanding to stimulate innovation, creativity, problem solving, and things we can work together on to achieve for things to ever really change. Rather than focus on reasons to complain, blame others, divide us, give up, etc. that only promotes the status quo, which leads to the stagnation and even decline of choices that will only help make it worse for everyone… The market is a lot like an eco-system and what it produces depends on what we put into it and how we interact with it…

          Debating and the free exchange of ideas is what has traditionally been part of the American experience from its very inception, being the mechanism by which positive change could be achieved. Just because I’m debating you doesn’t mean I don’t respect you. Rather, the opposite because it means I care what you and others think and am willing to have my own opinions challenged as well in the process.

          The real value of opinions comes from not simply having an opinion but rather how it stands up to challenge, competing with other opinions, and our ability to change our minds depending on the results of that challenge… Making us all better for it… That’s how it’s suppose to work, and it’s my believe that’s what we have to do if we ever truly want to make things better…

        • Eric
          September 4, 2021, 4:28 am

          Shannon, and all the others who have complained, I have to side with James. Possibly his comments have ruffled a few feathers, maybe more than a few. Heck, sometimes I’ve gone so far as to say (to myself) who the heck does he think he is… but after I’ve sat down and re-read his comments I’ve actually come to see his point. Don’t always agree with him and sometimes we agree to disagree. And, he is very knowledgable about a lot of things. So I think we should all agree to disagree and move on.

  • Ann
    January 26, 2021, 4:54 pm

    I like the spacious living room. I cannot stand being in a space the size of a closet or hallway. Don’t like couches facing a wall. I also like the size of the porch. : )

  • January 30, 2021, 5:18 pm

    As far as James D comments…JMHO but we are talking about something under 400sqft on wheels right? The shiplap, quartz counters, glass-enclosed showers, upgraded appliance package to my mind can be applied to a $500 auctioned ’80s Park Model after the fact…I have worked in a factory setting as well as MANY Custom homes and currently remodeling an older Park Model out of pocket when I don’t see the justification in $158K… I’m a little harder to explain that kind of money to….without a chunk of land under it…

    • James D.
      January 31, 2021, 12:43 am

      Justification is the same as someone getting a yacht instead of a boat, or Bugatti instead of a Honda Civic, there are very real differences that people pay for because it’s what they want to end up with but if that isn’t what you want to end up with then just don’t pay it…

      My point is to understand what the costs are for and what trade offs are involved, as that’s the only way people can truly become informed consumers and make the best choices for themselves…

      Like not everyone is going to invest the time and energy in doing something like your example of salvaging an ’80’s Park Model RV, and would consider applying high end anything to it a waste of resources… Conversely, others can look at something old and see a treasure worth saving and even adding to… Yet others would just use it for raw materials and build something completely different…

      There’s many forms of justifications and explanations for those choices are highly dependent on the individual and what they want to end up with and what trade offs they can accept from those they won’t…

      Some things like living off-grid, wanting advance features like ERV/HVAC system, wanting customization to meet special needs for those who may not be able to live normally otherwise, wanting a home that won’t poison them with toxic chemicals they may be sensitive to in even trace amounts, etc. can be some examples of why certain costs can be justified that others may not be able to justify for themselves.

      It’s one of the reasons why it’s a waste to complain about other people’s choices because they were likely done for reasons that don’t apply to others and that’s something people need to understand rather than complain about other people’s choices or options, which only promotes bias and even discrimination. Along with being a waste of time and energy, when that could be better spent on finding what would work for someone…

      If your choices already work and you consider them the best for you, then there’s no reason to consider anything else accept to satisfy curiosity. You should only ever have to justify your choice to yourself…

      It’s only for others who have yet to find what works for them and need to be equipped with the knowledge they’ll need to make informed choices that these details matter…

  • Sheila
    September 4, 2021, 4:44 pm

    Been looking at brand new Manufactured homes. Start at 80,000.00 huge homes. This home is beautiful but I wouldn’t pay that much for it. I love the home and hope it finds a buyer. My hubby won’t break with a tiny home. He is spoiled and won’t consider it. Even though next year he will be 80 years young. He is the boss lol!!!!

  • Donna Rae
    September 5, 2021, 11:15 am

    I think we can all agree that this post has sparked some interesting conversation! If you ask a dozen people for an opinion, you will get a dozen different answers, for sure! We each look at it from our own personal situation and what is acceptable for ourselves. Maybe I missed it but there is one factor that I didn’t see discussed to any degree and that is geographic location. There are many States that you can buy an amazing house for $160,000 and others where that wouldn’t even be a reasonable down payment. In California where the housing market is pretty crazy right now…when isn’t that an issue, right?…then $160,000 doesn’t seem such a bad deal. If you are in the South, $160,000 can buy you a very nice home, sometimes with acreage, so this price seems pretty outrageous. The bottom line is this…if you like what you see and you have a bunch of money, buy it. If not, then look for other options. Luckily, there are a lot of options out there and many of them can be customized nicely even if it isn’t a totally custom build. I love seeing great debates because it makes each of us examine our own preferences, listen to the ideas of others and maybe come up with revelations we would never have thought of. Now, go out there and find the tiny house or park model that fits your needs and wants! 😉

    • Natalie C. McKee
      September 6, 2021, 7:10 am

      Exactly, Donna! The amazing thing about tiny homes (or really, any house) is that it can be customized to meet your own needs and wants. And the price situation is so very dependent on your location.

  • Julie Ann Conkle
    March 17, 2022, 6:55 pm

    I agree, the cost is outrageous. I also wish so many of these wouldn’t do lofts. Some of us, especially older folks who want to downsize, don’t do stairs well, nor do we want to have to bend over to get around the bedroom.

    • James D.
      March 18, 2022, 10:06 am

      If I may, consider the following quotes…

      “Comparison is the death of joy.” – Mark Twain

      “Comparison is the thief of joy.” – Theodore Roosevelt

      “How much time he gains who does not look to see what his neighbor says or does or thinks, but only at what he does himself, to make it just and holy.” – Marcus Aurelius

      “To be yourself in a world that is constantly trying to make you something else is the greatest accomplishment.” – Ralph Waldo Emerson

      Essentially, to feel outrage at this is the same as feeling that way about someone selling a luxury yacht, or a luxury car, or custom furniture, or cloths and accessories from a famous fashion designer, etc. The price is the result of people’s choices but those choices don’t have to be your own and there are always other options.

      What many miss when making comparisons is it’s really about freedom and being able to make your own choices, which is why most tiny homes are custom built, which allows a home to be tailored specifically to your needs and wants, not anyone else!

      This was a home that was built for someone else, to meet their specific wants and needs. Those wants and needs are the reason for the costs but that’s not relevant to anyone else unless they want the exact same home.

      Basically, you can just have a builder do it your way and it will have a different cost according to your choices. Most builders will work with you to get to an agreeable budget, or you can shop around for the builder with the best prices, or you can choose to go the route of DIY, if that’s an option, and avoid a lot of the labor cost to get it down even further.

      There are also other options and ways to do it, and can just mean it may take a little creativity and ingenuity to get to the solution that works best for you.

      So yes, you can get a single level home, you don’t have to deal with stairs or lofts, and you can have a regular bedroom. You are not limited to what other people are doing, nor have to deal with all the same costs. Everything just has its trade offs, everyone’s situation can be different, and it’s your choices that matter, will be what decide what it costs for you, and only you can really decide what’s appropriate for you…

      Respectfully, I hope you find this helpful…

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