Lot Information & Amenities
Everything you need to know about joining M & S Tiny Home Community
Your Half-Acre Homestead
Each lot at M & S Tiny Home Country Village offers approximately one half-acre of space — roughly 22,000 square feet for your tiny home, septic field, and outdoor living.
What This Means for You:
Unlike typical tiny home parks where lots are compact and closely spaced, our half-acre sites give you room to create the lifestyle you envision. Space for outdoor seating areas, a vegetable garden, pet areas, storage sheds, proper septic setup, and genuine privacy from your neighbors.
Important Lot Details:
Total Number of Lots
A limited number of lots available (final count being confirmed)
Lot Sizes
Approximately ½ acre (~22,000 square feet)
Placement
Specific lot sizes and tiny home placement will depend on the location you choose within the property
Layout
Designed for privacy and a rural, quiet community feel
Terrain
Gently rolling Kentucky and Tennessee countryside with natural beauty
Each homesite is carefully planned to maximize privacy, views, and septic access while maintaining the intimate community atmosphere.
Complete Freedom in Your Tiny Home Selection
M & S Tiny Home Community is not a builder or retailer of tiny homes. We provide the land and infrastructure—you bring the home.
Why This Approach Benefits You:
- Your Choice: Select any certified tiny home builder you trust
- Your Budget: Find a builder that fits your financial plan
- Your Design: Get exactly the layout, features, and finishes you want
- Your Timeline: Work with your builder on a schedule that works for you
- Quality Control: You maintain direct oversight of your home’s construction
What We Accept:
- Certified tiny homes on wheels (THOW) with certifications from NOAH, RVIA, RVAH, or similar recognized organizations
- Park model RVs designed for permanent placement
- Custom tiny home builds meeting local building codes
- Up to 1,000 square feet, maximum 2 bedrooms, no garbage disposals
Not Sure Where to Start?
We’re happy to provide recommendations for reputable builders in the region, but the final choice is always yours. Many tiny home owners also choose to purchase pre-built certified homes and have them delivered to the property.
What Residents Are Responsible For
To keep costs manageable and give you control over your living experience, residents handle the following:
Water
Water service will be provided by the local water department. It will be the responsibility of each landowner to obtain and install (or arrange for the installation of) an appropriate water meter for their individual lot(s).
Electricity
You’ll arrange your own electric service connection and pay your electric utility bills directly. Electric connections are available at each lot.
Sewer/Septic
You’ll install and maintain your own septic system on your lot. The first lots have already been perk-tested and approved by the health department.
Internet/WiFi
You’ll set up your own internet service through local providers. Both satellite and cellular internet options are available in the area.
Tiny Home Construction or Purchase
You contract with or purchase your tiny home from any private builder of your choice. Homes may be up to 1,000 square feet with a maximum of 2 bedrooms. Garbage disposals are not permitted.
Tiny Home Maintenance
You’re responsible for maintaining your own tiny home, including repairs, upkeep, and any modifications you choose to make.
Lot Maintenance
You maintain your own lot, including mowing, landscaping, gardens, and any outdoor structures you add. M & S maintains only the front entry of the property and cares for any unsold lots until they are sold.
Site Preparation
Any leveling, grading, or site prep for your specific tiny home footprint is arranged by the buyer. This gives you full control over how your lot is set up for your home.
Why Choose Our Tiny Home Community?
Half-Acre Lots
Generous ~22,000 sq ft sites with room to breathe
Water & Sewer Included
Essential utilities covered in your lease
Large Country Setting
Space for gardens, outdoor living, and pets
Limited Availability
Exclusive community with select number of lots
Premier Lake Access
Minutes to Lake Cumberland and Dale Hollow
Pet-Friendly Community
Bring your furry family members
Certified Tiny Homes Welcome
NOAH, RVIA, RVAH, and other certifications accepted
Utilities Ready
Electric and internet connections available at each site
Two Premier Lakes at Your Doorstep
The real amenity of M & S Tiny Home Community is the location. You’re perfectly positioned to enjoy two of the Southeast’s most beautiful lakes.
Dale Hollow Lake - 12 Minutes Away
Sunset Resort and Dock, Byrdstown, TN
- World-class smallmouth bass fishing (record holder for decades)
- Crystal-clear water perfect for swimming and scuba diving
- Boat rentals, marina services, and fuel
- Cliff jumping spots and hidden coves
- Kayaking and paddleboarding
- Waterfront dining
Lake Cumberland - 20 Minutes Away
Marinas in Albany, KY
- Known as the “Houseboat Capital of the World”
- 1,255 miles of pristine shoreline
- Full-service marinas with boat rentals
- Water skiing, wakeboarding, and tubing
- Fishing for bass, crappie, and catfish
- Multiple state parks and recreational areas
The Perfect Balance
Close enough for daily lake adventures. Far enough from heavy traffic for peace and quiet.
Everything You Need Nearby
While you’ll enjoy the rural, peaceful setting of the community, you’re not isolated. Essential services and attractions are easily accessible.
Byrdstown, Tennessee (12 minutes)
- Grocery stores and pharmacies
- Restaurants and local dining
- Post office and banking
- Medical clinic
- Hardware and supply stores
Albany, Kentucky (20 minutes)
- Shopping and services
- Medical facilities
- Dining options
- Lake Cumberland marina access
- Community events and festivals
Additional Regional Access:
- Jamestown, TN – 25 minutes
- Monticello, KY – 30 minutes
- Cookeville, TN – 45 minutes (larger city amenities)
How to Join Our Community
First Lots Available: June 2026
Total Lots for Sale: A limited number (final count being confirmed)
Current Status: Now accepting inquiries
What's Next
Purchase Details:
Lot pricing and purchase terms will be discussed during your consultation with Mike and Sylvia. Each sale includes a perked and approved half-acre lot. Water meter installation, septic, tiny home construction, and lot maintenance are the buyer’s responsibility.
Common Questions About Our Community
How large are the lots?
Approximately ½ acre (~22,000 square feet). Exact dimensions vary by lot and will be finalized once the current survey is complete.
How many lots are available?
The property is currently being surveyed into half-acre lots. The final number will be confirmed shortly. Contact Mike and Sylvia for the most up-to-date availability.
Can I choose which lot I want?
Yes, subject to availability. We encourage you to visit the property and select your preferred location.
What utilities are included with the lot purchase?
Water service is provided by the local water department, but each landowner is responsible for obtaining and installing (or arranging for the installation of) their own water meter. Septic, electricity, internet, and trash service are also the buyer's responsibility. The first lots are already perk-tested and approved for septic, which saves you significant time and expense.
How does water service work?
Water service is provided by the local water department. Because of restrictions on shared water lines, it is the responsibility of each landowner to obtain and install (or arrange for the installation of) an appropriate water meter for their individual lot.
Do you build or sell tiny homes?
No. We sell the lots only. You contract with or purchase your tiny home from any private builder of your choice. Homes may be up to 1,000 square feet with a maximum of 2 bedrooms. Garbage disposals are not permitted.
What certifications do tiny homes need?
We accept certified tiny homes from recognized organizations like NOAH, RVIA, RVAH, and similar. Homes may be up to 1,000 square feet with a maximum of 2 bedrooms. Garbage disposals are not permitted.
What are the tiny home guidelines?
Homes on each lot must be no larger than 1,000 square feet, with a maximum of 2 bedrooms and no garbage disposals. The 1,000 sq ft cap gives buyers more flexibility than the typical tiny home community while still preserving the tiny home character of the property. The bedroom and disposal restrictions protect the septic infrastructure and keep the community properly classified.
Is this an HOA?
No, there is no HOA. The 1,000 sq ft size cap, 2-bedroom maximum, and garbage disposal restriction are tiny home community requirements that apply to every lot.
Are pets allowed?
Yes, we are a pet-friendly community.
Is this location year-round or seasonal?
You can live here year-round or use it as a seasonal retreat—your choice.
How close are the lakes?
Dale Hollow Lake (Sunset Resort and Dock) is 12 minutes away. Lake Cumberland marinas are 20 minutes away.
Do you live on the property?
Yes, Mike and Sylvia live on-site and are your neighbors.
When can I move in?
The first lots are expected to be ready for purchase and build-out by June 2026. We're accepting inquiries now.
What if I have more questions?
Contact Mike and Sylvia directly. We're happy to discuss any aspect of the community, lot specifications, or purchase terms.
Reserve Your Lot Today
With a limited number of half-acre lots for sale, M & S Tiny Home Country Village will sell quickly…, M & S Tiny Home Community will fill quickly. If you’re ready to simplify your life, enjoy spacious country living, and wake up minutes from two premier lakes, now is the time to secure your spot.
Contact Mike and Sylvia to schedule a property visit, discuss available lots, and learn more about joining our community.
First lots available June 2026. Limited number of lots total.