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Sunset over the forested Ozark Mountains from Hawksbill Crag in Arkansas.

Tiny Homes in Arkansas: Laws, Rules and Communities

Updated November 4, 2026. Some laws may have changed since then. Confirm with your city or county before you buy land or a home.

The short answer

Yes, you can live in a tiny home full time in Arkansas, on a permanent foundation and where local zoning allows it. Arkansas has one residential code for the whole state, based on the 2021 International Residential Code, and cities may add stricter rules. The tiny house appendix is not part of the state code, but Little Rock has adopted it. Since 2025, a state law lets owners add one ADU by right on a city lot with a single-family home, and cities cannot require the owner to live there. Arkansas sets no minimum house size, and the state health department sets no minimum lot size for septic. Arkansas has the 8th lowest cost of living of the 50 states, a top income tax rate of 3.7 percent, an effective property tax rate of 0.56 percent (14th lowest), and homeowners insurance averaging $4,955 a year.

On this page. Quick facts, the rules in plain words, where to start, living in Arkansas, communities and common questions.

In Arkansas, the state sets the residential code and your city or county decides zoning, where it has zoning at all. A tiny home on a permanent foundation, meaning it is anchored to a base built into the ground, like a concrete slab or piers, is a house under the state code. A tiny home on wheels, built on a trailer so it can be towed, falls under vehicle rules and local zoning.

This guide covers the state code, the tiny house appendix, homes on wheels, manufactured and modular homes, the statewide ADU law, septic and wells, and where to find a community.

Quick facts

  • On a foundation (anchored to a base in the ground): a house under the Arkansas Fire Prevention Code, Volume III, the state's residential code.
  • Building code in force: the 2021 edition, based on the 2021 International Residential Code, effective January 1, 2023. Cities may adopt stricter rules.
  • Tiny house appendix: not adopted statewide. Little Rock has adopted it.
  • Minimum house size: none in state law. Local zoning may set one.
  • On wheels (built on a trailer): we found no state law that allows or bans living full time in one. In a mobile home or RV park, state health rules since August 2026 count one as a mobile home when it is plumbed and inspected under the state plumbing code, and otherwise as an RV. Local zoning decides the rest.
  • ADUs (a second, smaller home on the same lot as a house): since 2025, cities must allow one ADU by right on a lot with a single-family home.
  • Septic (an underground system that treats wastewater where there is no city sewer): permitted by the state health department, with no minimum lot size.

Can you live in a tiny home full time in Arkansas?

Yes, on a permanent foundation where local zoning allows it. On wheels, it depends on your city or county.

  • On a foundation, a tiny home is a house. It has to meet the state residential code and any stricter local rules, and it needs sewer or a permitted septic system.
  • On wheels, we found no state law that allows or bans living full time in one. Local zoning decides, and some counties have no zoning at all, though permits can still be required.
  • Arkansas sets no minimum house size. Ask your city or county whether it does.

The rules in plain words

Building code

Arkansas has one residential code for the whole state, Volume III of the Arkansas Fire Prevention Code. The 2021 edition is based on the 2021 International Residential Code with Arkansas changes and took effect January 1, 2023. The State Fire Marshal maintains it. Local governments may adopt stricter rules than the state code.

Cities and some counties run building departments that review plans and inspect homes. In Benton County, for example, unincorporated land has no zoning, but the county says "This does NOT mean that permits are not required," and it requires a building permit for a new house. A 2025 law, Act 591, lets builders use a private licensed engineer or architect for plan review and inspections. A city or county must decide on a permit within 60 days, or the request is approved automatically.

The tiny house appendix

The national code has an appendix with rules for tiny houses, called Appendix AQ in the 2021 code and Appendix BB in the 2024 code. It covers homes of 400 square feet or less, not counting lofts, and allows features like loft ladders and lower loft ceilings.

The state fire code rule adopts a short list of appendices, all from the fire code, and says "Other appendices shall not apply unless adopted by local ordinance." The tiny house appendix is not on that list, and we found no state adoption of it. Little Rock adopted Appendix AQ with its residential code. Elsewhere, ask the city whether it has. If you would rather skip the loft, see tiny home layouts without a loft.

Minimum house size

We found no statewide minimum house size and no state law that limits local minimums. Your city or county zoning decides.

Tiny homes on wheels

We found no state law that allows or bans living full time in an RV or a tiny home on wheels. That is a local zoning question.

The state health department's new rules for mobile home and RV parks name tiny homes on wheels for the first time. They say a tiny house on wheels counts as a mobile home "if plumbed and inspected in accordance with the 2018 Arkansas Plumbing Code," and otherwise as a recreational vehicle. The department filed the rules as final with the Secretary of State on August 5, 2026, to take effect 10 days after filing. The sources do not fully line up yet. The state's online rules code still showed the 2008 version of these rules in October 2026, so a park or a county office may still be working from the old text. The final filing is the stronger source, and it points to the new rules being in force. For you, this matters if you plan to live in a park. A home plumbed and inspected to the state plumbing code is treated like a mobile home, while one that is not is treated like an RV, and the rules describe RV parks as places for short stays. The rules cover parks of three or more spaces, not a home on your own land. Ask the park and the local health unit which version they apply.

The Arkansas Department of Finance and Administration titles and registers trailers. Ask its Office of Motor Vehicle how your home will be titled before you buy or build, especially if it is homemade.

RV parks

The state health department approves the plans for RV parks and mobile home parks before they are built. Its rules describe an RV park as a place for "transient dwelling purposes, typically by night or week," but we found no state limit on how long you can stay; each park and local zoning decide. Ask each park whether it takes tiny homes or park models for long stays.

Modular and manufactured homes

The Arkansas Manufactured Home Commission licenses manufacturers, retailers, salespeople and installers of HUD-code manufactured homes, and installers put a state permit decal on each home they set. The commission also certifies manufacturers of modular homes, which are built to the state code. A maker may hire an independent third-party inspection agency to check the factory work, and that report goes with the home to the site.

State law says "Municipalities that have zoning ordinances shall allow the placement of manufactured homes on individually owned lots in at least one (1) or more residential districts or zones." Cities may not limit manufactured homes only to parks, subdivisions or land-lease communities, or impose rules on them that are inconsistent with those for other single-family homes in the same zone. They can still regulate things like foundation skirting, setbacks and parking.

ADU rules

Act 313 of 2025 is Arkansas's statewide ADU law. A city "shall not adopt a policy, regulation, or ordinance that restricts, prohibits, or otherwise regulates the use of at least one (1) accessory dwelling unit by right" on a lot with a single-family home, as long as the ADU is no more than 75 percent of the home's floor area or 1,000 square feet, whichever is less. Cities cannot require the owner to live on the property or require extra parking or matching design. The application fee is capped at $250 per ADU, and development impact fees are capped at $250, though a city can still charge its usual building fees. They may still regulate short-term rentals and require approval for water and sewer. City rules that conflict with the law are invalid from January 1, 2026. The law covers cities, not unincorporated county land. It does not cancel private deed restrictions or HOA covenants, so check those too.

Some cities go further:

  • Little Rock allows one ADU by right on single-family lots in all zones, up to 75 percent of the home's floor area or 1,000 square feet, whichever is less, with no parking required and a will-serve letter from the water and sewer utilities.
  • Fayetteville allows up to two ADUs per lot, with a combined maximum of 1,200 square feet of living space and no added parking.

Septic

The state health department permits septic systems. A licensed designated representative, such as an engineer or surveyor who has passed the state exam, tests the soil with soil pits and designs the system. The department says "There is no minimum lot size"; the space needed depends on the soil, the number of bedrooms and a 100 foot setback from water wells. A single home on 10 or more acres, with every part of the system more than 200 feet from property lines, is exempt from the permit but not from the standards. Systems that discharge to the surface also need a state environmental permit.

Wells

Anyone drilling a water well or installing a well pump in Arkansas must hold a state water well contractor's license and a certificate of registration. The program sits with the Arkansas Department of Agriculture, and its Water Well Construction Committee advises the Arkansas Natural Resources Commission on water wells. For plumbing, state law requires a licensed plumber, but an owner can do the plumbing in a home they own and live in unless a local rule requires a license.

Land, storms and earthquakes

  • Much of northern Arkansas is karst, with sinkholes and springs where surface water reaches groundwater quickly. That matters for septic siting and well water in the Ozarks.
  • Northeast Arkansas sits near the New Madrid seismic zone, which the state geological survey says is still active.
  • Tornadoes strike across the state. Manufactured homes must be anchored under the commission's installation rules.
  • Building in a mapped flood zone needs a permit from the local floodplain administrator.

Where to start

  1. Not sure which office covers your land? USA.gov's local government finder points to a directory of Arkansas's counties and cities, with their websites and contacts.
  2. Call the city planning department, or the county if the land is outside city limits. Ask whether the land is zoned, whether tiny homes and ADUs are allowed, and whether a tiny home on wheels can be lived in there. Get the answer in writing.
  3. Ask the city or county building department what permits it requires and whether it adopted the tiny house appendix.
  4. If the land is not on sewer, hire a licensed designated representative to evaluate the soil and apply for a septic permit through the local health unit before you buy.
  5. For a well, hire a licensed water well contractor.
  6. For a manufactured or modular home, use a retailer and installer licensed by the Arkansas Manufactured Home Commission.
  7. For a tiny home on wheels, ask the Office of Motor Vehicle how it will be titled.
  8. Before buying land, check the flood map and, in the Ozarks, look for sinkholes.

From people who work in Arkansas

We are building communities. We are looking for residents who want to live full-time or as a second home. ... Leasing a lot, at least from us, will guarantee that the lot around your house and the entire community will be maintained in a way that you will be very proud of.

Dave and Chris Gallo, Owners and Managers, Eagle Homes

Living in Arkansas

How Arkansas compares with the other 49 states on the things people weigh before a move. Figures as of November 2026.

  • Happiness score (WalletHub 2026). 38.44 out of 100, 48th happiest
  • Cost of living (MERIC, Q2 2026; U.S. average is 100). 89.0, 8th lowest
  • State income tax. Top rate 3.7 percent (2026)
  • Property tax, effective rate on owner-occupied homes (Tax Foundation, 2024 data). 0.56 percent, 14th lowest
  • Homeowners insurance, average a year with $400,000 in dwelling coverage (NerdWallet 2026; U.S. average $2,490). $4,955
  • Health care (U.S. News 2026). 47th
  • Education (U.S. News 2026). 36th
  • Average temperature, 1991 to 2020. 61.0 degrees F
  • Average precipitation, 1991 to 2020. 52.5 inches a year
  • Sunshine in Little Rock. 62 percent of daylight hours, 119 clear days a year
  • Outdoor recreation, share of the state economy (BEA 2024). 2.6 percent (U.S. 2.4 percent)
  • State parks. 52 state parks
  • People 65 and older (Census estimates, 2024). 18.2 percent (U.S. 18.0 percent)

Arkansas's cost of living is well below the national average, and its effective property tax rate is 0.56 percent. Homeowners get a homestead property tax credit of up to $675 a year starting with the 2026 assessment year, under Act 174 of 2026, and owners 65 and older or disabled can freeze the assessed value of their home. The state finance department's property tax page still showed $600 in October 2026, but the act sets $675, so ask your county assessor what your bill will show. The top state income tax rate dropped to 3.7 percent for 2026. Homeowners insurance averages $4,955 a year with $400,000 in dwelling coverage, compared with a U.S. average of $2,490. U.S. News ranks Arkansas 36th in education and 47th in health care, and WalletHub ranks it 48th happiest.

Rankings mix many factors, and statewide averages hide big differences between regions. The Ozarks, the river delta and central Arkansas differ in weather, land prices and local rules, so look at the area where you plan to live.

Tiny home communities in Arkansas

Few Arkansas tiny home communities publish their details online, and most of the ones we found are in Northwest Arkansas. Rules, prices and openings change, so contact each one directly before you plan around it.

  • Eagle Homes on Ford, Springdale. Its website lists 67 small home sites, with homes sold separately and lots leased by the month. It lists models of 420 to 504 square feet expected to cost $110,000 to $150,000 plus the lot lease, and says it is accepting new orders.
  • Eagle Homes on Olive, Rogers. Its website lists 26 lots for people 55 or older, with lots rented by the month. It is the only one of the three limited to 55 and older. Call for availability.
  • Eagle Homes on Monte Ne, Rogers. Its website lists 50 lots open to all ages, with homes from $95,000, and shows the community as full.

Eagle Homes told us in October 2026 that residents can live in its communities full time or as a second home, that subleasing is not allowed, and that lot rent across all three runs $400 to $425 a month, including private parking, water, sewer, trash pickup and lawn maintenance. Confirm current openings and rent before you plan around them.

Tours we have filmed in Arkansas

We do not have an Arkansas tour to list here yet. When we do, it will be listed here. Our tours from other states are at Tiny Home Tours by State.

Get new tours and guides

Every other Friday we send real tours, results from our audience polls, and parking and legal lessons from people living tiny. Join the Tiny Home Tours newsletter.

Frequently asked questions

Is it legal to live in a tiny house in Arkansas?

Yes, on a permanent foundation, if it meets the state residential code and local zoning, with sewer or a permitted septic system. For a tiny home on wheels, local zoning decides. In a mobile home or RV park, state health rules since August 2026 count it as a mobile home when it is plumbed and inspected under the state plumbing code, and otherwise as an RV.

Does Arkansas use Appendix Q for tiny houses?

Not statewide. The state code applies the tiny house appendix only where a local government adopts it, and Little Rock has. Ask your city.

Can I build a backyard tiny house in Arkansas?

In most cities, yes. Since Act 313 of 2025, a city must allow one ADU by right on a lot with a single-family home, up to 75 percent of the home's floor area or 1,000 square feet, whichever is less, and cannot require the owner to live there. It must meet the building code.

Does Arkansas have a minimum house size?

Not in state law. Cities and counties set their own rules through zoning.

Do I need a septic permit for a tiny home in Arkansas?

Usually, if the land is not on sewer. There is no minimum lot size; a licensed designated representative evaluates the soil and designs the system. A single home on 10 or more acres with the system more than 200 feet from property lines is exempt from the permit but must still meet the standards.

Sources

This page explains the rules in general terms and is not legal advice. Local rules vary. Confirm with your city or county before you buy land or a home.

Hero photo: Hawksbill Crag in the Ozarks, by Derek Livingston on Unsplash.

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