Listing photos courtesy of Brown Harris Stevens

This one-bedroom Boerum Hill co-op is full of custom additions that stand out. There’s the floor-to-ceiling bookshelves that line the living room, the large built-in bar made from reclaimed pinewood, and the lofted mezzanine, to name a few. Located at 423 Atlantic Avenue, the loft is on the market for $995,000.

The bookshelves take advantage of the 12-foot ceilings, as do the oversized south-facing windows. The bar was constructed with reclaimed pinewood that the carpenter discovered while visiting North Carolina. It has a wine refrigerator and LED lighting.

Also taking advantage of the tall ceilings is a lofted mezzanine with an extra bed and a custom built-in cedar desk underneath.

The kitchen boasts more beautiful woodwork, with reclaimed sunken pine cabinets. Other features include a deep porcelain sink, gray quartz counters and backsplash, and stainless steel appliances.

The bedroom has two closets and gets lots of light from more oversized, south-facing windows. Another cool feature of the home is the old cedar doors of the bedroom and the bathroom, which were salvaged from a farmhouse in the Berkshires.

Known as the Ex-Lax Building (for its former use), the co-op is just a couple blocks from both the Hoyt-Schermerhorn Street (A, C, G) and Nevins Street (2, 3, 4, 5) subway stations. It has a live-in super, full-time porter, roof deck, and common laundry room.

[Listing details: 423 Atlantic Avenue, Apt. 2N at CityRealty]

[At Brown Harris Stevens by Natalie Rabaa]

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Listing photos courtesy of Brown Harris Stevens

I confess that I spend a lot of time looking at land for sale, dreaming of an artistic little house with minimal clutter and no mortgage. Clearly, I’m not alone, as the availability of mail-order tiny luxury homes has skyrocketed in the last couple of years. Many people see them as a solution to rising real estate costs with just the click of a button.

“This appeal is especially strong for those wanting a minimalist lifestyle or a quick, off-the-grid living solution,” says Whitney Hill, co-founder of SnapADU. “However, the reality is often more complicated once you consider factors like zoning, utility connections, and the specific requirements of where you plan to place the home.”

If you’ve been pondering a luxury tiny home as an answer to your housing needs or as a quick-and-easy way to earn rental income, here’s what to consider before taking the plunge.

What Is a Luxury Tiny Home?

Luxury tiny homes are small dwellings with higher-end features like upgraded appliances, custom cabinetry and interesting modern architectural designs. They can be erected by a local builder or purchased online as pre-fabricated units. Their size varies but is usually under 600 square feet, with 200 to 400 square feet being the most common.

Tiny home builds vary from traditional construction to mail-order models made from everything from jazzed-up metal shipping containers to wood siding and fiberglass shells. Some of the mail-order ones also include fold-out designs for easier setup.

Because mail-order models are mass-manufactured, they can offer savings over traditional construction. However, they sometimes rely on cheaper, lighter-weight materials, which are not as durable.

“Some companies lure people in with cheap prices, then end up being scammy,” says Jared Amzallag, co-founder of Minimal Living Concepts. “In the end, many people end up having us execute a higher-end build for them, but the legitimacy and quality of the unit you purchase will vary drastically on where you order from or who you work with.”

Where Can You Put a Tiny Home?

Where you can put a tiny home depends on your local and state regulations. In some areas, especially rural ones, you might be able to just plop a tiny home on your land with little hassle. Some mobile home communities and RV lots are also zoned for them. However, in many cities and counties, the process becomes much more complicated, with factors including:

Zoning and HOA covenants that specifically regulate tiny homes;

Zoning and HOA covenants that mandate minimum square footage of dwellings;

Specific ADU permitting requirements;

Foundation requirements;

Building codes, such as R-rating (insulation), snow load and wind speed, which can lead to large amounts of retrofitting; and

Access to utilities.

Regardless of your zoning, plan for costs, including site preparation, a foundation and utility hookups.

“If you’re looking to connect to local utilities, you’ll need to budget for trenching, hookup fees, and possibly upgrading existing utility lines, much like you would for a traditional ADU,” says Hill. “Alternatively, off-grid setups with solar panels or composting toilets may work in rural areas, but these often aren’t permitted for full-time living in more urban locations.”

Luxury Tiny Home Pros and Cons

Pros

Affordable, compared to traditional homes;

Quick delivery;

Potential for DIY assembly;

Attractive architecture offerings;

Sustainable and eco-friendly (if quality made);

Relocation potential (for models that are mobile);

Potential for off-grid living in areas without strict zoning.

Cons

Potential lack of durability, which also means higher wear-and-tear repair costs;

Potential lack of storm-resistance;

Significant zoning and permitting challenges in many areas;

Potentially expensive site work, including foundation and utility hookups;

Costly off-grid systems, where utilities aren’t available;

May not increase property value like a permanent ADU ;

Limited living and storage space;

Potential higher insurance costs; and

Land still needs to be rented or purchased.

Another pitfall of mail-order tiny homes is that financing may be difficult or costly to secure. Many tiny homes are not eligible for traditional mortgages because lenders often have minimum loan amounts that are above the price of even a luxury tiny home.

“People can absolutely save a lot of money on tiny homes, especially when they live in areas with high living costs,” says Seamus Nally, CEO of TurboTenant. “But it is more common for people to fund tiny homes with a personal loan, which is a turn-off for a lot of prospective buyers.”

Is a Luxury Tiny Home Right for Me?

It depends. Tiny homes can be a good option for low-cost housing, especially for retirees, those needing a temporary housing solution or those seeking a minimalist lifestyle — especially if you live in a rural area or one with minimal zoning and building codes. However, they are not good for large families or those unprepared to manage potentially complex zoning and utility issues.

Also, Amzallag warns against considering mail-order tiny homes an investment. While they have short-term benefits, they will likely not add value to your property the way a traditionally built ADU will, but instead depreciate over time, similarly to a vehicle.

Amzallag commonly hears from buyers about their remorse over mail-order tiny homes, especially concerning low-quality materials, zoning hassles, their own failing to account for the costs of site-prep and complying with building codes, and the realities of long-term livability in such a small space.

“Buyer beware, and do your research,” he says. “While the price and convenience are attractive, it’s crucial to consider the details of what you are purchasing.”

FAQ

Are tiny luxury homes sold furnished?

Some tiny homes are sold fully furnished, some offer furnishings as an upgrade, and others leave that task to the buyer. Most do include appliances and electrical and plumbing systems.

What if my tiny home arrives damaged?

How tiny homes that arrive damaged get resolved depends on the manufacturer. “Check for warranties and return policies,” says Hill. “Damage during delivery can be a risk, so working with reputable sellers is crucial.”

Can you insure tiny homes?

Yes, you can insure tiny homes, but insurance options can be limited and are often more expensive, compared with traditional homes. Also, some tiny homes are classified as RVs or mobile homes and others as permanent dwellings, and that will also affect what type of coverage you are eligible for as well as the cost.

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