Irontown Modular · Authorized Dealer

Park Model Homes in California

Explore Irontown’s nine park models, built in Spanish Fork, Utah. My Cozy Outdoors is your authorized Irontown Modular dealer and direct point of contact from your first question to delivery. Your quote includes free zoning guidance for your parcel. Irontown is the official seller where a state license applies.

  • Authorized Irontown Modular dealer
  • Built to ANSI A119.5
  • More than 40 years building residential and commercial units
  • California delivery includes the first 650 miles
Get a Quote and Zoning GuidanceSee the County and City Rules
Irontown Modular Skyview 400 park model cabin

What is a park model in California?

California calls a park model a park trailer. Under Health and Safety Code 18009.3, it has no more than 400 sq ft of floor area, is no wider than 14 ft and is built on a single chassis. It is designed for recreational or seasonal use only and moves on public highways under a permit.

Irontown’s nine park models fit the state definition by size and width. Six are 330 to 398 sq ft, and three are 200 sq ft studios. All are 10 to 14 ft wide, are built to ANSI A119.5 and ship on wheels on a single chassis. Meeting the state size definition does not establish permission to place or occupy one on your parcel.

Where can you place a park model in California?

Some counties and cities permit a tiny home on wheels as a dwelling or ADU under local conditions. Others have an unsettled width rule or limit park models to RV parks, campgrounds and resorts. You must confirm local and park permission and obtain permits before ordering. County or city staff decide whether your planned use is allowed.

Start With Local Guidance
This guide is a starting point. You are responsible for confirming with your local planning or building office that your parcel, chosen model and planned use are allowed before ordering, and we strongly recommend contacting that office. MCO can share the code sections it found and suggest questions to ask.

What California state law says

Health and Safety Code 18009.3 defines park trailers, and HSC 18010 classifies them as recreational vehicles. State ADU law, Government Code 66314, requires an ADU to meet the building code and says nothing about units on wheels. California has no state definition of a movable tiny house, so dwelling use on your own lot depends on a local ordinance.

  • A park trailer can have up to 400 sq ft of floor area and be up to 14 ft wide. The state sets no minimum size, so the 200 sq ft studios fit these size limits.
  • A park trailer must be built to ANSI A119.5 and carry a label showing compliance under HSC 18027.3.
  • Some local ordinances require a unit to be no larger than state law allows for movement on public highways. No city or county has published whether moving under an oversize permit satisfies that wording. For a 10 to 14 ft wide park model, ask your county or city first.
  • Civil Code 799.28 to 799.32 separates RV park guests into occupants staying 30 days or less, tenants staying more than 30 days and residents staying nine months or more. We found no state stay cap in that law. Park rules and local permits set their own limits.
  • Nearly all local tiny home ordinances also have design requirements, and most ban rentals shorter than 30 days. Confirm the local build list with the office; MCO and Irontown can supply your chosen model’s specifications with your quote.

County rules for unincorporated land

These summaries reflect the statutes and local codes checked in September 2026. They cover unincorporated land; the towns and areas help you locate your parcel. Land inside a city follows that city’s rules. For other counties, we share the local code sections we found.

CountyPark model on your landWhat the local rule says
San Diego County
Julian, Ramona, Alpine, backcountry		Allowed with conditionsThe September 4, 2025 Director’s Determination permits an ANSI A119.5 tiny home on wheels as a primary or accessory dwelling on lots allowing a single-family home, with a building permit. It sets a 430 sq ft maximum and no width limit in the text. It requires insulation, fire protection, specified windows and roofing, DMV registration, a paved pad with wheel stops and utility connections. Confirm the determination’s current status and full build list with the county; MCO and Irontown can supply model specifications with your quote. Source: San Diego County Director’s Determination on Tiny Homes on Wheels (Sept 4, 2025)
Santa Cruz County
Santa Cruz Mountains, Aptos, Felton		Allowed with conditionsCode 13.10.680 permits one ANSI A119.5 tiny home on wheels per parcel as a primary home or ADU, up to 400 sq ft and 14 ft wide, moved under a highway permit. Wheels stay on, skirting and yearly DMV registration are required, and the permit renews every five years. An ADU cannot be a short-term rental. Our reading used the 2023 ordinance filing, so confirm the current code with the county.
Nevada County
Grass Valley, Nevada City, Truckee area		Allowed with conditionsSec. 12.03.310 permits a unit up to 400 sq ft as a home, second unit or ADU, with no width limit in the text. It requires a state compliance label, current DMV registration and wheels that stay on. Fixed skirting, six ground anchors and residential siding are required. A deed restriction bans short-term rental.
Mendocino County, inland
Ukiah, Willits, Anderson Valley		Allowed with conditionsCh. 20.170 permits a moveable tiny home of 150 to 400 sq ft as a home, ADU or second unit in zones allowing dwellings. It requires third-party certification to ANSI A119.5 or NFPA 1192, DMV registration, skirting and re-inspection every five years. The text has no width limit. The coastal zone was not checked.
Placer County
Auburn, foothills, North Lake Tahoe		Ask firstSec. 17.56.400 permits a moveable tiny house up to 400 sq ft as a primary home or ADU through zoning clearance, including in the Tahoe Basin. It requires skirting, a paved pad, snow-load capacity, no slide-outs and a house-like appearance. The highway-size line leaves acceptance of a 10 to 14 ft wide park model unsettled. Ask county staff before you order.
Humboldt County
Eureka area, Arcata area, Garberville		Ask firstSec. 314-69.05 permits a moveable tiny house only as an ADU, up to 400 sq ft with a first floor of at least 120 sq ft. ANSI A119.5 is accepted, and DMV registration is required. Rentals of 30 days or less are prohibited. The highway-size line needs county clarification for a 10 to 14 ft wide park model.
Santa Clara County
San Martin, Santa Cruz Mountains side		Ask firstSec. 4.10.015 permits a movable tiny home as the lot’s ADU. It requires ANSI A119.5 with third-party certification, DMV registration and direct utility connections. The highway-size line leaves width acceptance unsettled. Ask county staff how it applies to your chosen park model.
San Bernardino County
Joshua Tree, Big Bear area, Lake Arrowhead		RV parks and resorts onlySec. 84.25.070 prohibits occupying a vehicle on a private parcel and specifically names park trailers. Exceptions cover camping four days in any 30 on at least five acres in RC, AG or RL zones, or a temporary permit while building a home. RV parks and campgrounds need a county permit. A park trailer cannot get a short-term rental permit on a house lot, though rental may be permitted as a campground use.
Riverside County
Idyllwild, Temecula wine country, Anza		RV parks and resorts onlyWe found no tiny home on wheels rule in Ordinance 348. RV parks need a conditional use permit and at least five acres. Parks approved for permanent occupancy have no length-of-stay limit. Short-term rentals in RVs are prohibited.
El Dorado County
South Lake Tahoe area, Placerville, Apple Hill		RV parks and resorts onlySec. 130.40.190 prohibits occupying a vehicle on a lot for more than 30 days, except while building under a temporary permit. Campgrounds and RV parks need a conditional use permit. Stays there are capped at 30 days. Vacation rentals exclude RVs and tiny homes.
Mariposa County
Yosemite gateway		RV parks and resorts onlySec. 15.10.270 prohibits using an RV as a residence except while building with an issued house permit. RV parks and campgrounds belong in the Resort Commercial zone. Stays are limited to 30 days in any 60.
Tuolumne County
Groveland, Sonora, Pinecrest		RV parks and resorts onlyThe county’s RV definition includes park trailers. Occupying a stored RV is limited to 30 days a year. During construction, occupancy can extend to one year, with one extension. Source: Tuolumne County Ordinance Code
Sonoma County
Russian River, Sonoma Valley		RV parks and resorts onlySec. 26-88-010 allows RV living only while building or as a caregiver unit on one-year permits. RV camping sites need a use permit in RRD and K zones. Hosted rentals in RVs are prohibited.
Mono County
Mammoth Lakes area, June Lake, Bridgeport		RV parks and resorts onlyAn RV on vacant land requires Director Review and is allowed only while building. RV parks, campgrounds and glamping need a Use Permit in C, MU or RU areas. The county’s RV definition limits width to 8 ft. Ask county staff how they classify a wider park model. Source: Mono County General Plan Land Use Element
San Luis Obispo County
Paso Robles wine country, inland		RV parks and resorts onlyInland Title 22 has no tiny house on wheels rule. Sec. 22.30.040 prohibits living in an RV on a residential lot. RV parks need a conditional use permit.
Los Angeles County
Topanga, Acton, Antelope Valley		RV parks and resorts onlyThe county ADU section has no tiny home on wheels provision. RV parks need a conditional use permit. Those parks allow no permanent residency. Source: Los Angeles County Code 22.140.640 (Accessory Dwelling Units)

Cities have their own rules

City rules can differ from the surrounding county’s rules. With your quote, we share the local rules we found and suggest questions about any unsettled width wording.

CityPark model on your landWhat the local rule says
OaklandAllowed with conditionsOMC 17.103.085 permits vehicular residential facilities using the state’s RV definition, which includes park trailers. It accepts an ANSI A119.5 label and allows a qualifying unit to count as an ADU. Units need six feet of separation from buildings and other units. An all-weather pad and city water and sewer are required.
San JoseAllowed with conditionsSJMC 20.30.495 permits a tiny home on wheels of 150 to 400 sq ft, with no width limit in the text. It requires DMV registration and third-party certification to ANSI A119.5 or NFPA 1192. One is allowed per single-family lot, in the rear yard, and it cannot share the lot with a detached ADU. A pad with wheel stops, hidden undercarriage and a 16 ft height limit apply.
Santa RosaAllowed with conditionsSRCC 20-42.240 permits a tiny home on wheels up to 400 sq ft and 14 ft tall, and anticipates a transport permit for oversize units. It is not an ADU and cannot share a lot with an ADU. Wheels stay on, a concrete pad and design review are required, and flat roofs are prohibited. Rentals must be longer than 30 days.
Los Angeles (city)Ask firstLAMC 12.22 A.33 permits one movable tiny house of 150 to 430 sq ft per lot as an ADU. It requires DMV registration and ANSI A119.5 or NFPA 1192 compliance. Cladding, window and roof rules apply, and slide-outs are prohibited. The city has published no interpretation of its highway-size line, so width acceptance needs confirmation.
San Diego (city)Ask firstSDMC 141.0318 covers movable tiny houses of 150 to 430 sq ft, names ANSI A119.5 and requires a building permit. Wheels stay on, the unit must be one story, and natural gas is prohibited. Rentals must be at least 30 days. Ask city staff how the highway-size line applies to a 10 to 14 ft wide park model.
FresnoAsk firstFMC 15-2754 permits a tiny house on wheels as an ADU if it is ANSI certified and has an engineered foundation system and skirting. Rentals must be at least 30 days. A separate definition contains the highway-size line. Ask city staff whether a park model moving under an oversize permit qualifies.
OjaiAsk firstOMC 10-2.1712 (2025) allows units up to 400 sq ft and requires a pad and skirting. Rentals shorter than three months are prohibited. The ordinance caps permits at 20 in its first year. Its highway-size line needs clarification for your chosen park model.

Inside an RV park, campground or resort, the local permit and the park’s own rules determine placement, use and length of stay. For your resort or campground project, see Park model cabins for resorts and campgrounds.

We can share the code sections we found for your planned use. If a width rule or local classification is unsettled, ask county or city staff before you order. A model’s size and ANSI A119.5 standard do not replace local approval.

Ask About My Parcel

Explore Irontown’s nine park models for California

Irontown’s nine park models fit California’s park trailer definition by size and width. Designer Series starting prices range from $108,400 to $167,200 for the six 330 to 398 sq ft models and from $65,800 to $68,600 for the three 200 sq ft studios. Choose from Designer, Modern, Balance and Rustic finish series. Confirm local design and build requirements with the office; MCO and Irontown can supply model specifications.

Irontown Modular Cabana 300 park model cabin

Cabana 300

330 sq ft · 12 ft x 27 ft 6 in · from $112,000

You get a 330 sq ft studio with a full bath and kitchenette.

See the Cabana 300 park model

Irontown Modular Sledhaus Mini park model cabin

Sledhaus Mini

355 sq ft · 12 ft x 30 ft · from $108,400

Your layout includes a great room, kitchen and bath.

See the Sledhaus Mini park model

Irontown Modular Mysa 400 park model cabin

Mysa 400

397 sq ft · 14 ft x 32 ft · from $121,200

You get a bedroom that fits a king bed, a full bath, a kitchen with dry bar and an optional covered deck.

See the Mysa 400 park model

Irontown Modular Sledhaus 400 park model cabin

Sledhaus 400

397 sq ft · 14 ft x 32 ft · from $127,300

You get one bedroom, big windows and warm wood tones, with an optional storage loft and deck.

See the Sledhaus 400 park model

Irontown Modular Skyview 400 park model cabin

Skyview 400

398 sq ft · 13 ft x 33 ft (44 ft with deck) · from $157,100

Your layout includes a tall wall of windows, high ceilings, a storage loft and a built-in deck.

See the Skyview 400 park model

Irontown Modular Cabana 400 park model cabin

Cabana 400

397 sq ft · 14 ft x 32 ft · from $167,200

You get one bedroom, a bath and a kitchen with dry bar, with a covered deck and full galley kitchen available as options.

See the Cabana 400 park model

Irontown Modular Cabana 200 park model cabin

Cabana 200

200 sq ft · 10 ft x 20 ft · from $65,800

You get a 200 sq ft open studio, with a bathroom, kitchenette and deck available as options.

See the Cabana 200 park model

Irontown Modular Mysa 200 park model cabin

Mysa 200

200 sq ft · 10 ft x 20 ft · from $67,200

Your 200 sq ft open studio has options for a bathroom, kitchenette and deck.

See the Mysa 200 park model

Irontown Modular Sledhaus 200 park model cabin

Sledhaus 200

200 sq ft · 10 ft x 20 ft · from $68,600

You can add an optional bathroom, kitchenette and deck to your 200 sq ft open studio.

See the Sledhaus 200 park model

Estimate your model and California delivery cost

California delivery includes the first 650 miles from the Spanish Fork factory, then costs $12.75 per mile. Approximate road distances put Joshua Tree at 566 miles, Big Bear Lake at 582, Truckee at 600, South Lake Tahoe at 612 and Los Angeles at 638. These destinations fall within the included miles. Choose your nearest town and model in the calculator.

Approximate road miles from the factory
Estimated delivery beyond the 650 included miles
Starting price plus estimated delivery

Estimate only. Designer Series starting price. Pilot cars, setting the unit, site work, permits and tax are not included.

Other approximate road distances are San Diego at 699 miles, Sacramento at 700, San Francisco at 786, Santa Cruz at 845 and Eureka at 910. Use the calculator for an estimate and review delivery with your quote.

All nine park models are wider than 8 ft 6 in and move as oversize loads. The carrier gets the Caltrans permit. Caltrans sets pilot car requirements by route and limits travel hours for loads over 10 ft wide in the big metro areas. Pilot cars cost extra, and setting your unit on site is quoted separately.

What your model and delivery estimate does not include

  • Site work and a pad
  • Tie-downs, skirting and steps where local rules require them
  • Utility hookups by licensed trades with local permits
  • Permits and tax
  • Setting your unit on site
  • Pilot cars

California’s statewide sales and use tax rate is 7.25 percent, plus district taxes based on the address. Your quote shows how tax is handled. You register your park model with the California DMV every year. DMV asks for the manufacturer’s certificate of origin, a VIN verification and a statement of the unit’s square feet and width. The yearly vehicle license fee is 0.65 percent of the unit’s value under the DMV depreciation schedule. MCO confirms title paperwork with your quote.

How to get started

  1. Share your parcel details. Tell MCO your county or city, parcel size, whether a house exists and how you plan to use the park model.
  2. Check your planned use. Free zoning guidance shares local rules we found. You are responsible for confirming local and park permission and getting permits before ordering.
  3. Choose your model. Select your floor plan, finish series and options; confirm the local build list with the office using specifications MCO and Irontown can supply.
  4. Review your quote. Confirm model details, delivery, separate site costs, tax handling and title paperwork with MCO.
  5. Plan your delivery. MCO remains your direct point of contact, the carrier gets the Caltrans transport permit, and setting the unit on site is quoted separately.

Visit the factory in Spanish Fork

You can schedule a factory visit in Spanish Fork, Utah. Irontown builds there and has more than 40 years of experience building residential and commercial units. The factory is about an hour’s drive south of Salt Lake City International Airport, which has direct flights from the main California airports.

Schedule a Factory Visit

Common Questions

Only where your city permits that use under its local rules. State ADU law, Government Code 66314, requires building-code compliance and says nothing about units on wheels. Oakland allows a qualifying unit to count as an ADU. Los Angeles, San Diego and Fresno have local tiny home provisions, but their highway-size wording needs clarification for these park models. Santa Rosa specifically says its tiny home on wheels is not an ADU. We share the local rules we found with your quote.

Some local ordinances say a unit can be no larger than state law allows for movement on public highways. No city or county has published whether an oversize transport permit satisfies that line. California’s park trailer definition allows widths up to 14 ft, but that does not settle the local wording. Ask local staff before you order.

Do not assume year-round use is allowed. California defines park trailers for recreational or seasonal use only. Some counties and cities permit dwelling use under their own tiny home ordinances and conditions. We found no state stay cap in Civil Code 799.28 to 799.32 for RV parks, but local permits and park rules can limit stays. Ask the county or city about your intended use.

Your location and intended rental term matter. Most local tiny home ordinances prohibit rentals shorter than 30 days, and some are stricter. Santa Rosa requires rentals longer than 30 days, Humboldt prohibits rentals of 30 days or less, and Ojai prohibits rentals shorter than three months. Riverside prohibits short-term rentals in RVs. Confirm the local rule and any park permit with the office before you plan rental use.

Yes, by square footage. The state park trailer definition has no minimum size. A 200 sq ft studio also clears the listed 150 sq ft minimums in Los Angeles, San Diego city, San Jose and inland Mendocino County, and Humboldt’s 120 sq ft first-floor minimum. Width and the local design and build list still need checking. Bathroom, kitchenette and deck options are reviewed with your chosen use.

Yes. Your unit ships on wheels on a single chassis. Several local rules require the wheels to stay on, including Santa Cruz County, Nevada County, Santa Rosa and San Diego city. With your quote, we share the placement, pad, skirting and anchoring rules we found.

You register the park model with the California DMV every year. DMV asks for the manufacturer’s certificate of origin, VIN verification and the unit’s square feet and width. The yearly vehicle license fee is 0.65 percent of its value under DMV’s depreciation schedule. Statewide sales and use tax is 7.25 percent, plus address-based district taxes. Your quote shows tax handling, and MCO confirms title paperwork.

Delivery includes the first 650 miles from the Spanish Fork factory, then costs $12.75 per mile. All nine park models travel as oversize loads, and the carrier gets the Caltrans permit. Route requirements can add pilot cars and travel-hour limits. Pilot cars cost extra, and setting the unit on site is quoted separately. Use the page calculator to estimate delivery by nearest town and model.

This is a plain-language summary of rules as we read them in September 2026, not legal advice or an approval. Rules change, and your local planning or building office decides how its rules apply. You are responsible for confirming zoning, permits and code compliance, obtaining any required permits, and confirming any park requirements with the park before ordering.

Get your quote and free zoning guidance

Tell us your county or city, parcel size, whether a house exists and your intended use. My Cozy Outdoors is your direct point of contact from your first question to delivery. Your quote includes free zoning guidance sharing local rules we found for your area. You must obtain permits and confirm local and park permission before ordering. County or city staff decide whether your planned use is allowed.




    Where will it go? With your quote, our free zoning guidance shares the local rules we found for your area.