Buying guide for best prefab homes of 2025
Prefab homes, or tiny homes, are a more affordable way to achieve the dream of owning your own house. A prudent shopper can save money while maintaining an impressive quality of life as they reduce their environmental impact and conserve energy. The best prefab homes are sized for your needs and have all the features you crave to live in comfort and style.
BestReviews has studied the market to learn what options are available. Our team of experts has created a list of criteria that you can use to help you quickly discover the models that are right for you. We also used this list to evaluate the overall quality of tiny homes so we could give you a better idea of which ones are the best in different categories.
For example, if you're looking for a higher-end model that is durable, eco-friendly and has everything you need, our overall top pick, the BUY RELIABLE LLC Prefabricated Tiny Home, is a move-in ready with a customizable floor plan, which can feature a kitchen, a bathroom, two or three bedrooms and a living room, making it an excellent choice.
Which prefab home is best?
Best of the Best
Square Footage: 436.5 and 796.5 sq ft | Layout/Floor Plan: Customizable | Insulation & Climate Control: Double-pane windows and insulated wall rock | Materials Used: Steel, aluminum, wall rock | Energy Source: Electric grid, other
The BUY RELIABLE LLC Prefabricated Tiny Home hits the sweet spot in terms of price, features, customizability and ease of setup. It has all the elements needed to create a comfortable and durable tiny home with a minimum of effort and investment.
This prefab tiny home comes in two sizes: a 20-foot model with 437 square feet of floor area or a 40-foot model with almost 800 square feet of space. The customizable floor plan allows for one, two or three bedrooms as well as a living room, kitchen and bathroom. Plumbing and electrical come pre-installed and ready to connect to water, sewer and power lines at the site. For insulation, it offers double-layer glass windows and wall panels with glass wool.
The BUY RELIABLE LLC kits can be customized with your choice of flooring, door, window style and even kitchen cabinetry. It’s a complete housing solution at an appealing price.
Best Bang for the Buck
Square Footage: 380 sq ft | Layout/Floor Plan: Customizable | Insulation & Climate Control: Rock wool sandwich panels | Materials Used: Steel, sandwich panels | Energy Source: Electric grid, other
The OBUTWIRE Tiny Home Kit is the smallest of our picks, but it also costs the least. For less than you’d pay for a maxed-out computer or luxury watch, you get a 380-square-foot tiny home with a customizable floor plan.
Despite being under 400 square feet in area, this kit can be outfitted with up to three bedrooms. Plus, it comes with a bathroom and kitchen ready for appliances or outfitting.
Its steel frame holds rock wool sandwich panels for insulation, and it uses high-quality weather sealant to keep out the elements.
Its exterior can be customized in different styles to suit its locale and usage, and it can be set up in as little as 10 minutes with the right equipment and manpower. Though it’s not quite as finished as some other kits in our lineup, it offers all the basics ready for customization at a very low price.
Square Footage: 1500 sq ft (750 sq ft per floor) | Layout/Floor Plan: 2 floors, customizable | Insulation & Climate Control: Glass wool roof insulation, rock wool sandwich panels | Materials Used: Galvanized alloy steel, sandwich panels | Energy Source: Electric grid, other
At 1,500 square feet, this prefabricated 40-Foot Double-Story Flat-Pack House isn’t quite a “tiny” home. In fact, it’s one of the more eye-catching houses we’ve found for sale in kit form, with two stories featuring a cantilevered second floor. At the same time, it’s a far faster build than any site-built house, making it an attractive choice to get a stylish full-sized home constructed as quickly as possible.
Truly a tiny dream home, this home kit offers two 750-foot levels with customizable interior floor plans featuring one to three bedrooms. An airy open living space integrates the living, dining and kitchen areas, and the modernist design creates outdoor living space on both levels. To suit your taste, it can be customized in several colors, including red, blue, green, white, yellow and gray.
We expect this model to provide impressive protection from outside heat or cold, thanks to the insulated roof filled with glass wool and rock wool sandwich panels. It comes with single-steel doors, aluminum windows and 15-millimeter synthetic flooring boards customizable to your requirements. It’s not an inexpensive option, but considering its size and amenities, it’s definitely worth a look.
Simple Yet Solid
Square Footage: 400, 600, 800 sq ft | Layout/Floor Plan: Customizable | Insulation & Climate Control: Rock wool sandwich panels | Materials Used: Alloy steel, sandwich panels, aluminum windows | Energy Source: Electric grid, other
This DZZYG Prefab Tiny Home is available in 20-, 30- and 40-foot models for floor areas ranging from 400 to 800 square feet. We think this customizability makes it an appealing choice for budget-conscious tiny home shoppers looking for a low starting point that’s also ready to go.
To suit your needs, the DZZYG prefab tiny home comes with customizable floor plans. It features an open living-area concept, combining kitchen, dining and living space while allowing enough room for one to three bedrooms and a bathroom. Plus, its thick steel-and-sandwich walls are surprisingly sturdy and well-insulated.
Whenever possible, the kits maximize natural light to save power, while boasting the ability to withstand rain, wind and even heavy snow. Like other kits, this one features steel framing, steel doors, aluminum window frames and magnesium oxide flooring. The kit unfolds on-site for quick setup and can be moved if necessary.
Feature-Packed
Square Footage: 800 sq ft (400 sq ft per floor) | Layout/Floor Plan: 2 floors, 2 bedrooms per floor | Insulation & Climate Control: Unspecified | Materials Used: Unspecified | Energy Source: Electric grid, other
A great option for a family or group that needs plenty of private space, this Modern Double-Story Tiny Home offers up to four 100-square-foot bedrooms in its 800-square-foot total area. With two 400-square-foot floors stacked on each other, it’s a considerable amount of dwelling space in a tiny house footprint.
The 10-by-10-foot bedrooms are large enough to fit a queen-sized bed. A galley or L-shaped kitchen and living room take up the remaining 200 square feet on the first floor, while a spacious living area occupies the upper floor.
The kit comes with two 5-by-7-foot bathrooms and a 2-by-3-foot closet with the main bedroom unit. Photos of the kit indicate it arrives with plumbing and wiring ready to go and needing only hookup to utilities at the site. The kit promises it should take four people with a forklift and crane only one day to assemble, which is quite a feat for a two-story home for up to eight people.
How we analyzed the best prefab homes
Shopping for a tiny home is no different from shopping for any other product: You want to find the highest quality model that has everything you need at a price that fits your budget. To help you accomplish that, we curated a list of the most important features to look for in a tiny home. We used that list to evaluate the dozens of models that made it through to our favorites, so we could find the very best tiny homes in every category, whether you’re looking for a primary home, a vacation home or a backyard spa.
Key features to consider
Size and layout
Square Footage
The average tiny home is only about 400 square feet. While this may be ideal for some, it could be too small if you have more than a couple of occupants who have storage needs or want more amenities. Alternatively, if you're looking for a tiny guest house or living space for one, 400 square feet might be unnecessarily large. If your small home isn't sized for you, you will not be taking full advantage of the benefits of owning a tiny home.
Open Layout
One trick to making your tiny home feel much more spacious is to look for a model with an open layout. Typically, this means a floor plan that combines several spaces, such as the kitchen, the dining area and the living room, into one larger area that is more inviting. Additionally, this can provide better airflow and offer the possibility of greater energy efficiency because you are only heating, cooling and lighting one space instead of several rooms.
Loft or Main-Floor Bedroom
When it comes to the main bedroom, you have two options in a tiny home: a main-floor bedroom or a loft. A main-floor bedroom is best for people who may have mobility issues or prefer easy access to everything on one floor. If you opt for a loft, it helps maximize your overall living space, giving you more room for living downstairs, while providing a greater privacy when sleeping. A loft won't have much headroom and may feel a little claustrophobic to some, so keep this in mind when choosing your layout.
Our top picks: Size and layout
- BUY RELIABLE LLC Customizable Portable Prefab Tiny Home: Availabe in two sizes (440 and 800 square feet), this home has a customizable floor plan that gives you a wide variety of options to fashion this home into exactly what you need.
- OBUTWIRE Tiny Home Kit: This no-frills 380-square-foot kit gives you one sizable area that you can set up as needed with furniture and appliances. It’s where ease meets flexibility.
- Generic 40-Foot Double Story Flat Pack House: If size is a priority, this model is a sprawling 1,500 square feet. The two-story design with balconies gives you privacy upstairs and ample room downstairs.
- DZZYG Prefab Tiny Home: Offering three sizes (400, 600 and 800 square feet), this model features an open living-area concept and lots of customization options.
- Generic Modern 20-by-20-Foot Double-Story Tiny Home: With two 400-square-foot floors stacked on top of each other, this tiny home feels remarkably spacious. The covered porch and balcony only add to the feeling that this model is larger than it is.
Mobility and foundations
Tiny House on Wheels (THOW)
One benefit of having a tiny home is it can be yours to take with you if you ever move. A tiny house on wheels is built on a trailer, so it can be easily transported. It’s important to look for a model that meets Recreational Vehicle Industry Association standards to be certain it is roadworthy.
- Pros: When you purchase a tiny home on wheels, you have the flexibility to relocate without purchasing another home. In some areas, the permitting process is easier for this type of tiny home.
- Cons: If you are interested in mobility, you may have to sacrifice overall space, which could require downsizing. Additionally, a home on wheels offers potentially less protection from extreme weather.
Permanent Foundation Tiny Home
If you are not planning on relocating in the foreseeable future, you may want to consider a permanent tiny home that is built on a foundation. These models can be connected to essential utilities, such as water, sewer and electricity.
- Pros: A permanent tiny home has all the benefits of a full-size home: durability, stress-free utilities, and it is an investment that might increase your property value.
- Cons: The biggest downside to a permanent structure is that it will be subject to building codes and zoning restrictions. You will also need to own or have long-term leasing on your land.
Our top picks: Mobility and foundations
- BUY RELIABLE LLC Customizable Portable Prefab Tiny Home: Designed for portability, this home comes with preinstalled plumbing and electrical systems, including a sink, shower and toilet, plus switches and sockets.
- OBUTWIRE Tiny Home Kit: While this isn't a tiny home on wheels, it’s small and features a 10-minute setup with a durable build that makes it ideal for a somewhat permanent dwelling that you can transport, if needed.
- Generic 40-Foot Double Story Flat Pack House: This top-tier product is more of a small home than a tiny one. As such, it’s a solid choice for a long-term living facility. However, it’s easy to disassemble if you ever need to move.
- DZZYG Prefab Tiny Home: This attractive single-story home features a foldable design, making it easy to relocate if you need.
- Generic Modern 20-by-20-Foot Double-Story Tiny Home: This luxury model is another that is designed for permanent use. It offers all the amenities of a full-size home, including two bathrooms and a kitchen to house all your essential appliances. If needed, however, it can be disassembled.
Materials and build quality
Sustainable materials
If we want to continue to thrive in the future, manufacturers need to prioritize sustainable, eco-friendly materials. Tiny homes that use materials, such as reclaimed wood, recycled plastic and recycled steel, are a great option for individuals who wish to support companies with sustainable business practices.
Durability
Tiny homes may be small, but it shouldn't mean they are disposable. The best models are built to last. If you want an investment that is going to keep you warm, safe and dry for many years, look at tiny homes made with durable framing, such as steel or reinforced wood, weather-resistant exteriors, such as metal roofing or fiber cement siding, and high-quality insulation. If you do this, you’ll have a home that lasts anywhere from 30 to 50 years.
Off-grid options
One advantage to having a tiny home is that it’s much easier to live off-grid. With reduced power needs, solar panels are an option, as are composting toilets and rainwater collection systems. If you are looking for a little relief from energy bills, be sure the tiny home you are considering is suitable for (or comes with) off-grid living options.
Our top picks: Materials and build quality
- BUY RELIABLE LLC Customizable Portable Prefab Tiny Home: Offering a lightweight steel frame, this tiny home features aluminum alloy doors and windows for improved security and fire-resistant construction. The waterproof, anti-corrosive composite board flooring adds to its durability.
- OBUTWIRE Tiny Home Kit: Featuring a steel frame and water-resistant design, this basic tiny home is sturdy and durable.
- Generic 40-Foot Double Story Flat Pack House: This tiny home's galvanized steel frames and fireproof, waterproof sandwich panels ensure your home will last.
- DZZYG Prefab Tiny Home: Extremely durable, this model features fireproof and waterproof sandwich board walls and aluminum alloy windows; its galvanized steel frame can endure heavy snow accumulations.
- Generic Modern 20-by-20-Foot Double-Story Tiny Home: This tiny house is made from durable steel that can withstand storms, earthquakes, heavy snow and high winds, so you know you can rely on this unit to last a long time.
Insulation and Energy Efficiency
High-quality insulation
It's easy to overlook, but a crucial part of being happy in your tiny home is insulation. If you live in a region that has cold winters, hot summers or both, you need high-quality insulation to stay comfortable and to help keep energy bills to a minimum. While spray foam is arguably the best option, you can also choose fiberglass, rock wool, foam board and denim cotton.
Energy-efficient windows
When it comes to windows, double- or even triple-pane windows are the way to go for energy efficiency. The inert gas between the panes of glass greatly diminishes the transfer of heat either in or out of your tiny home. As a bonus, these types of windows also help prevent distracting outdoor noise from entering your home.
Energy-efficient appliances
As a final step to creating an energy-efficient tiny home, consider adding energy-efficient appliances. Some of the most common options are LED lighting, induction cooktops and compact refrigerators. If you have a thermostat, invest in a smart upgrade. A tankless water heater is also a wise option because it heats your water on demand — no need for a storage tank.
Our top picks: Insulation and energy efficiency
- BUY RELIABLE LLC Customizable Portable Prefab Tiny Home: This model features double-layer insulated glass for doors and windows and a quick water heater to save energy. Off-the-grid appliances can save you even more.
- OBUTWIRE Tiny Home Kit: This tiny home includes high-quality sealant strips to prevent wind and rain from getting in, and the rock wool sandwich panels provide terrific insulation.
- Generic 40-Foot Double Story Flat Pack House:The large windows in this impressive-looking tiny home mean you can illuminate your home with natural light. Advanced insulation with fireproof glass wool roofing provides excellent temperature control.
- DZZYG Prefab Tiny Home: This tiny home comes with energy-saving appliances and high-efficiency insulation materials to reduce energy consumption.
- Generic Modern 20-by-20-Foot Double-Story Tiny Home: Made to withstand even the harshest conditions, this tiny home provides a comfortable indoor environment all year long.
Our expertise
The first unofficial job Allen Foster had was cleaning homes that were under construction for his older brother. At a very young age, he learned what it takes to make a structurally sound home. After college, he worked in construction, repairing oceanfront homes at the Jersey shore. Decades later, he was able to offer his insights on tools and home repair when he started writing for BestReviews. Allen doesn't just bring book knowledge to his articles but has real-world, hands-on experience that informs his writing.
