Tiny House Floor Plans
Tiny house floor plans on a foundation can hold a real bedroom, a bath and an open kitchen in 384 square feet, and two bedrooms in 480. These four layouts show every room size and open in the editor so you can make the most of each foot.
Four tiny house floor plans
Each plan below is drawn to scale by the Plan Kiwi generator: walls, doors and windows in their real positions and every room labelled with its size. Open one in the editor to move walls, add furniture or see it in 3D.
1. 16x24, one bedroom
16'-0" x 24'-0" · 384 sq ft · 1 bedroom · 1 bathroom
384 sq ft: a 10 x 11 ft bedroom and the bath across the back, living and kitchen in front.
2. 16x28, the long one
16'-0" x 28'-0" · 448 sq ft · 1 bedroom · 1 bathroom
448 sq ft: the same 16 ft width with a longer living room and kitchen.
3. 24x20, two bedrooms
24'-0" x 20'-0" · 480 sq ft · 2 bedrooms · 1 bathroom
480 sq ft: two 9 x 9 ft bedrooms and the bath across the back.
4. 20x24, one bedroom with room to breathe
20'-0" x 24'-0" · 480 sq ft · 1 bedroom · 1 bathroom
480 sq ft: a larger bedroom and a 12 ft wide living room.
Open "20x24, one bedroom with room to breathe" in the editor
The layouts side by side
| Layout | Footprint | Living area | Beds | Baths | Largest bedroom | Great room | Also |
|---|---|---|---|---|---|---|---|
| 16x24, one bedroom | 16'-0" x 24'-0" | 384 sq ft | 1 | 1 | 10'-0" x 11'-0" | 8 ft wide | covered porch |
| 16x28, the long one | 16'-0" x 28'-0" | 448 sq ft | 1 | 1 | 10'-0" x 12'-6" | 8 ft wide | none |
| 24x20, two bedrooms | 24'-0" x 20'-0" | 480 sq ft | 2 | 1 | 9'-0" x 9'-0" | 14.5 ft wide | covered porch |
| 20x24, one bedroom with room to breathe | 20'-0" x 24'-0" | 480 sq ft | 1 | 1 | 14'-0" x 11'-0" | 12 ft wide | covered porch |
Measured on the plans above, as generated on 27 October 2026. Footprints are width (the side facing the street) by depth. Bathrooms count full rooms; dimensions are inside the walls of each room as drawn.
A tiny house that works
In a tiny house every room does one job well. The plans here keep the private rooms across the back, the bedroom and the bath, and the open living room and kitchen across the front, where the door and the largest windows are. A 9 x 9 ft bedroom holds a full bed and a narrow walkway; a 10 x 11 ft bedroom holds a queen.
Open the 16x24 plan and place a queen bed, a sofa and a table from the object list to check it against your own furniture.
One bedroom or two
Two bedrooms fit from about 24 ft of width, because each bedroom needs about 9 ft and the bath 6 ft side by side across the back. The 24x20 plan does it in 480 sq ft. The search results for 2 bedroom tiny houses are mostly the big plan catalogues; this one shows the room sizes.
Under 24 ft wide, choose one bedroom and a bigger living room, as in the 20x24 plan.
Cost to build a tiny house
No national survey we can cite prices tiny houses separately, so the table below applies the finished-barndominium range Houseplans.com gives for 2026, $80 to $120 per square foot for a standard finish, to each plan as a rough guide. Small houses usually cost more per square foot than large ones, because the kitchen and the bath cost about the same whatever the size.
Land and site preparation weigh heavily at this size: Realtor.com cites about $50,000 on average to make raw land buildable.
| Layout | Living area | Standard finish | Full range |
|---|---|---|---|
| 16x24, one bedroom | 384 sq ft | $31,000 to $46,000 | $25,000 to $61,000 |
| 16x28, the long one | 448 sq ft | $36,000 to $54,000 | $29,000 to $72,000 |
| 24x20, two bedrooms | 480 sq ft | $38,000 to $58,000 | $31,000 to $77,000 |
| 20x24, one bedroom with room to breathe | 480 sq ft | $38,000 to $58,000 | $31,000 to $77,000 |
House only, national figures, land, site work, garage and shop excluded. Houseplans.com, 2026: $80 to $120 per sq ft for a standard finish, $65 to $160 overall. Your state's figure: the cost calculator.
From tiny to small
If the plans here feel tight, the next step up is a small barndominium of 768 to 1,200 sq ft: see the small barndominium plans and the 2 bedroom plans.
Local rules decide whether a tiny house can be built on your land and at what minimum size; check them with your county before you buy plans or materials.
Questions
How small can a tiny house floor plan be?
The tiny house plans on this page start at 384 square feet, enough for a bedroom, a full bath and an open living room and kitchen. Tiny houses on wheels are smaller still, limited by road width.
Can a tiny house have 2 bedrooms?
Yes, a tiny house can have two bedrooms from about 24 ft of width; the 24x20 plan here fits two 9 x 9 ft bedrooms and a bath in 480 square feet.
How much does it cost to build a tiny house?
Applying the 2026 finished barndominium range of $80 to $120 per square foot (Houseplans.com), a 384 to 480 sq ft tiny house costs roughly $31,000 to $58,000 for the house alone; small houses often cost more per square foot.
What is the best layout for a tiny house?
A layout with the bedroom and bath across the back and the living room and kitchen across the front keeps the private rooms quiet and the public rooms bright. All four plans here follow it.
Do I need a permit for a tiny house on a foundation?
A tiny house on a permanent foundation is usually treated as a house and needs a building permit and code compliance. Check the minimum size and rules with your county.
Sources
- Houseplans.com, Is it cheaper to build a house or barndominium in 2026?, read 27 October 2026.
- Realtor.com, How much does it cost to build a barndominium?, read 27 October 2026.
- US Bureau of Economic Analysis, Regional Price Parities by state, "Services: Other", 2024 (table SARPP, released 19 February 2026), read 25 October 2026.