Northern Nevada / Reno urban core
Reno · Washoe County
Community type: A neighborhood built specifically for tiny homes — THOWs, park models, or cottage courts on dedicated pads or lots.
Tiny Ten is Reno's pioneering pocket neighborhood—ten detached, foundation-built small homes arranged around a shared courtyard at Ryland and Locust, two blocks from Midtown and downtown. Completed in 2017, it demonstrates Washoe County's foundation-based tiny path: IRC-compliant units on owned lots with private fenced yards and detached garages, traded on the open resale market.
Site requirements
Park specs & operating terms
Park requirements and operating rules for tiny homes and small cottages at this community. Prefabricated.co profiles are kept current; confirm any detail flagged below with the park before you apply.
Quick-glance park specs
| Requirement | Details |
|---|---|
| Power Infrastructure | Individual residential electric service per fee-simple lot. |
| Waste & Sewer System | Municipal sewer and water on permanent foundations. |
| Build Certifications | IRC-compliant foundation-built dwellings—THOWs and RVs not applicable to this subdivision. |
| Pet Constraints | HOA pet rules apply—confirm current CC&Rs via management portal. |
Financials & leasing terms
Monthly benchmarks and lease terms—rates and inclusions change, so confirm current pricing before you apply.
Lot rent & monthly fees
HOA ~
$125/mo
(2020 benchmark
Fee simple ownership no lot rent. HOA ~$125/mo (2020 benchmark; confirm current assessment).
Utility inclusions
HOA covers trash, courtyard landscaping/lighting, and snow removal.
Lease mechanics
Resale market only—contact listing agents when units appear on MLS; no operator pad leases.
Home specifications & placement rules
Dimensional thresholds
Units ~520–740 sq ft with lofts; individual fenced yards under 500 sq ft.
Aesthetic controls & covenants
HOA architectural standards maintain uniform pocket-neighborhood streetscape.
Sustainability & permaculture allowances
If you are planning gardens, composting, or solar, confirm what is allowed under park rules—not just municipal code.
Alternative waste systems
Municipal sewer required on foundation builds.
Off-grid adaptations
Rooftop solar permitted subject to HOA design review.
Site edibles & gardens
Private fenced yards support container and small garden beds.
Media & site documentation
Map data © OpenStreetMap contributors · Use pinch or zoom controls to explore
Confirm with the community
Confirm with the community
Planning land you own in Washoe County?
Tiny Ten is a fee-simple pocket neighborhood—not a THOW pad lease. If you own a Washoe County lot, Reno's ADU ordinance may offer a separate backyard pathway.
Pads & tenancy snapshot
Ten fee-simple tiny homes (~520–740 sq ft) on individual lots with private fenced yards and detached one-car garages, circling a landscaped central courtyard. Open floor plans with ground-floor bedrooms and loft flex space; move-in-ready resales only.
All 10 units built and occupied—resales periodically list on the MLS ($280k–$350k range in 2024–2026). HOA assessments ~$125/mo cover trash, courtyard landscaping, snow removal, and detached garage access. Not a land-lease or rental park.
How you can live here
Key amenities
Amenities reflect what this community offers today. Pet rules, pools, docks, and similar features can change—confirm current policies with the community before you apply.
- Pet-friendly
- Gated
- Ownership path
Stewardship disclosures
Foundation-built single-family homes on individual lots—not THOWs. Reno's 2025 citywide ADU ordinance (lots over 5,000 sq ft) expands the backyard tiny path separately from this infill subdivision. Washoe County treats wheeled units as RVs requiring licensed park placement.
Operators update rules frequently. Confirm recorded covenants, county zoning, HOA restrictions, occupancy rules, and insurance requirements for your home type before you move.