Tiny Homes vs. Cottages: What’s the Difference and Which One is Right for You?
Tiny Homes vs. Cottages: What’s the Difference – and Which One is Right for You?
At Pratt Homes, we’re all about offering options that fit your lifestyle, budget, and long-term goals. Two of the most popular choices in the world of small-space living are tiny homes and cottages. While they may seem similar on the surface, they’re not created equal – and the key differences can have a big impact on how you live in them, finance them, and even where you place them.
Let’s break it down.
Tiny Homes: Compact, Clever, and Customizable
Tiny homes are generally 399 square feet or less and often built to RVIA (Recreational Vehicle Industry Association) standards. This classification allows them to be mobile, but it also comes with some tradeoffs: RVIA-certified tiny homes are typically classified as personal property, not real estate. That means they may not qualify for traditional mortgages or appreciate like a permanent home.
But here’s the game-changer: At Pratt Homes, we can build tiny homes to modular code instead of RVIA. That means your tiny home can be permanently installed on a foundation, appraised like a site-built home, and even qualify for conventional financing. It’s tiny living – with big possibilities.
Cottages: Small Space, Big Comfort
Cottages from Pratt Homes come in a variety of styles and are often built to HUD code (like a manufactured home), offering affordability and flexibility. But if you’re looking for more permanence, we can also build our cottages to modular code—giving them the same appraisal and deed advantages as traditional homes.
Our cottages typically range in size and are great for backyard guest houses, downsizing homeowners, or even full-time residences. They feel like home because they are home – just more manageable in size.
Key Differences at a Glance
| Feature | Tiny Home (RVIA) | Tiny Home (Modular) | Cottage (HUD) | Cottage (Modular) |
|---|---|---|---|---|
| Size | ≤ 399 sq ft | ≤ 399 sq ft | Varies | Varies |
| Code | RVIA | Modular | HUD | Modular |
| Foundation | Mobile | Permanent | Either | Permanent |
| Financing | Limited | Traditional | Limited | Traditional |
| Appraisal | Depreciates | Appraises like site-built | Depreciates | Appraises like site-built |
| Deeded Property | No | Yes | No | Yes |
Which One Is Right for You?
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Choose a modular tiny home if you’re committed to a minimalist lifestyle but want your investment to grow over time.
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Go with a HUD-coded cottage if affordability and quick placement are top priorities.
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Opt for a modular cottage if you’re looking for a small home that feels permanent and offers long-term value.
No matter what you choose, Pratt Homes is uniquely equipped to build to your needs – RVIA, HUD, or modular. We specialize in custom builds that turn small spaces into something truly special.
Ready to explore your tiny or cottage living options?
Come visit our Design Center in Tyler, Texas, or give us a call. Let’s turn your vision of small-space living into a reality -without compromising on quality, comfort, or long-term value.
