Not available in Washington. This floor plan is not permitted for placement in Washington State due to L&I (Labor & Industries) restrictions. Available in Oregon and beyond.
Magnolia lot model exterior in Portland View Gallery

Magnolia

Starting at $83,000

The Magnolia is our most upgraded model on the lot. It has a wide floor plan, a bedroom that fits a king sized bed, and a long list of premium finishes.

  • Build Time On average, 8 to 12 weeks
  • Layout 1 bedroom, 1 bathroom (non-lofted)
  • Square Footage Approx. 399 sq ft ANSI A119.5 Park Model RV certified. Manufacturer's figure, measured to the outside walls, so it varies slightly with options. How we measure
  • Dimensions 34'2" x 15'0" Includes the wrap-around porch. The floor plan is L-shaped, so length times width runs higher than the 399 sq ft of living space.
  • Roof Shed roof style No loft, no climbing, no awkward angles
  • Standard Appliances 16 cu ft stainless fridge, 30" gas range, 20 gallon electric water heater Upgraded options available

Ideal For

  • Buyers who want a premium home with our most complete list of finishes built in, from the standing seam metal roof and board + batten siding to the exterior gas fireplace and wrap-around porch
  • Anyone who prefers single-level living with no stairs or loft, a natural fit for retirement or aging in place
  • People choosing a higher-end primary residence, vacation home, or weekend getaway they plan to settle into for the long term

Customize Your Magnolia

It comes loaded with premium finishes, and you still get real choices. Pick the finishes that fit how you want to live.

Exterior

Roofing, Siding, Paint

Standing seam metal roof options. Lap siding in multiple wood-tone and painted finishes. Wide variety of paint colors by PPG Paints.

Kitchen

Cabinets & Countertops

Stained hardwood shaker cabinets in multiple finishes. Thinscape, laminate, and other countertop options with optional ceramic tile backsplash. Hardware in brushed nickel or matte black.

Flooring

Linoleum, LVP, Carpet

Standard linoleum in 3 colors. Upgrade to luxury vinyl tile or plank in 3 finishes, or carpet across 4 levels with 16 color options.

Appliances

Range, Fridge, Add-ons

Standard stainless fridge and gas range. Add a dishwasher, over-range microwave, or garbage disposal. Upgrade to glass-top electric or self-cleaning gas range.

Windows & Doors

Light, Views, Access

Premium matte black window and door package. Upgrade entry door style. Sidelight and oversized window options available throughout the home.

Structural & Comfort

Porches, HVAC, More

Add a 4, 6, or 8 foot covered porch. Upgrade to a tankless water heater or prep for a ductless heat pump. Boost insulation in the walls, ceiling, or floor for year-round comfort.

Build Your Estimate View Full Customization Guide

Layout

Magnolia Floor Plan

Magnolia floor plan showing bedroom, bathroom, kitchen, dining area, and living room

Downloads

Spec Sheet Magnolia Model Guide

Base pricing applies to the floor plan only. It does not include additional customizations, upgrades shown in the lot model, or shipping.

Images are for illustrative purposes only and may not be an exact representation of our lot models or final appearance.

Living room with a gray sofa, black coffee table, corner lamp, multiple windows with white blinds, ceiling fan, and wall-mounted air conditioner.
Kitchen with white cabinets, granite countertops, stainless steel appliances, a window with blinds, a wooden dining table with plates and woven placemats, and wooden flooring.
Bright living room with large windows, green sofa with white pillow, black coffee table, beige rug, wall-mounted air conditioner, standing floor lamp, kitchen area with white cabinets, granite countertop, wooden dining table with two black chairs, ce
Interior view of a bright living room with a gray sofa, pillows, large windows with blinds, and a door opening to the outside yard.
A bedroom with a black bed frame, olive green bedding, and pillows. There are three windows behind the bed, an air conditioning unit above the windows, and a ceiling fan. To the right, there is a white built-in drawer unit with a horse painting on to
Modern bedroom with white walls, black ceiling fan, sliding barn door, and a built-in white cabinet with a horse painting on top. There is a window with natural light and a bed with dark green bedding.
Bright bedroom with white walls, a bed with olive-green and white pillows, multiple windows allowing natural light, a sliding barn door, and a ceiling fan.
Interior view of a bedroom with an attached bathroom and a doorway leading to the kitchen. The room has white walls and a green bedspread, with wood flooring.
A small bathroom with a shower stall with dark brown tiles, a white toilet, a granite countertop, and a window with blinds.
View from a bathroom with a sink and countertop, looking into a hallway and into a kitchen and living room area with large windows.
Empty laundry area with white walls, a dryer vent, electrical outlets, and space for appliances, adjacent to kitchen with cabinets and refrigerator.
Modern kitchen with brick backsplash, black and stainless steel stove, white cabinets, and a stainless steel vent hood.
Kitchen with white cabinets, a granite countertop, a window, and a stainless steel dishwasher and microwave.
A kitchen sink with a modern faucet, a wooden cutting board, and a green glass soap dispenser on a granite countertop, with an open window above.
Kitchen with white cabinets, granite countertops, and a brown tiled backsplash. Includes a stainless steel refrigerator, black stove, and range hood.
Kitchen with white cabinets, brown granite countertop, and a brick-style brown backsplash, adjacent to windows with blinds.
Kitchen with white cabinets, brown countertops, a small dining table set for three with placemats, black chairs, a window with blinds, a refrigerator, and a microwave. There is a door leading outside and a split air conditioner on the wall.
Newly constructed white house with a small front porch, steps, and black metal railings, under a blue sky with few clouds.
A covered porch with a stone fireplace on the right, large windows with white trim on the left, and a black outdoor railing at the edge. There is a red banner with white text in the background.
View of a residential porch with light-colored wooden flooring, black outdoor wall lantern, glass door, and a small brown doormat, overlooking a fenced yard with some outdoor equipment and power lines in the background.
Exterior view of a small porch with a glass door, two closed windows, white walls, and a wooden deck floor.

The NW Tiny Homes Difference

A park model is a big decision, and a lot of dealers make it a stressful one. We built our whole process around the opposite. Here is what you get with us, from your first tour to long after delivery.

Support that outlasts the warranty

  • You call us first. Always. We are your single point of contact for the full warranty year and we go to bat with the factory for you, so you never chase a 1-800 number or get bounced between the dealer and the manufacturer
  • Most dealers outsource warranty work to the factory, who sends whatever contractor is free and puts you in their queue. We do not. Our own in-house team and schedule mean getting you seen is our call, not a call center's
  • Same business day response goal on any warranty issue, and same-day priority on anything involving water, gas, or electrical
  • When we come out for your warranty visit, we do a complimentary Welcome Home visit at the same time and take care of everything that comes up after transport and settling, big or small, from drywall touch-ups to door and window adjustments. Many dealers charge for this or leave it to you. We include it
  • Our support does not end when the factory warranty does. If something comes up later, reach out and we will help where we can

A certified RV, not a permit headache

  • A park model RV tiny home, certified to ANSI A119.5 and titled as an RV, so it follows RV placement rules instead of full residential building permits in most areas
  • Built in the Northwest by Cavco and Champion, two of the most established factory homebuilders in the country with decades of experience behind every home
  • 400 sq. ft. or less, compact and flexible enough to place on many residential lots, with property taxes that typically do not rise the way an ADU would
  • Delivered fully built, most in 8 to 12 weeks, then placed, leveled, and connected. No months-long build site and no tearing up your property
  • We deliver across Oregon, Washington, and beyond, and coordinate the transport and setup so you are not left piecing it together yourself

Customizable from top to bottom

  • Choose finishes across the whole home: cabinets, countertops, flooring, paint colors, and hardware
  • Several exterior siding styles and finishes, plus optional covered porches
  • Lofted layouts available for extra sleeping or storage that does not count against the 400 sq. ft. limit, so you gain room without giving any up
  • Window and door upgrades available, from added natural light to entry door options
  • Full-size fridge and 30" gas range included on every model, with durable roofing, siding, flooring, and cabinetry
  • Add-ons on request: washer and dryer hookups, dishwasher, garbage disposal, and mini-split heat pumps for year-round comfort

Honest pricing, a real person

  • The price you see is the price. We publish it right on every model page. No haggling and no surprise markups, just the home price plus the standard taxes and registration fees, which we walk you through before you sign
  • Our online estimator prices your exact build before you ever talk to us, options and upgrades included, so you walk in already knowing the number
  • Free consultations to help you choose the right model and configuration, plus financing through lenders who specialize in park model loans
  • A detailed zoning guide covering every county in Oregon and Washington, and a team ready to help once you reach out
  • Walk through real homes at our Portland and Snohomish showrooms, so you see exactly what you are buying
  • We are here to help any way we can, and our team will be in touch as soon as we can

Magnolia FAQ

Common questions

Honest answers to what we get asked most about the Magnolia.

Does the Magnolia have a loft?

No, and that is on purpose. The Magnolia is single-level under a shed roof, with no loft, no stairs, and no awkward angles. Everything you need is on one floor, which makes it a natural fit for retirement or aging in place.

How does the Magnolia compare to the Ponderosa?

Both are 15 feet wide with a bedroom that fits a king size bed. The Magnolia is 34'2" x 15'0" at 399 square feet and starts at $83,000. The Ponderosa is 26'0" x 15'0" (excluding porch) at 390 square feet and starts at $66,000. The Magnolia is our most upgraded model on the lot, with premium finishes built in, while the Ponderosa gives you more roofline and loft choices at a lower starting price.

How is the Magnolia heated?

Wall heaters are standard. Upgrades include prep for a ductless heat pump, a tankless water heater, and extra insulation in the walls, ceiling, or floor for year-round comfort.

How long until my Magnolia is delivered?

Most Magnolias are built in 8 to 12 weeks from order confirmation. We'll quote you the exact timeline when you order.

Is the Magnolia a park model RV or an ADU?

Park model RV. The Magnolia is built and certified to the ANSI A119.5 standard and titled as an RV, so it follows RV placement rules in your state and county. An ADU is built to residential code and permitted as a home. Park models arrive on wheels, get delivered to your site, and can move later if you need them to. A site-built ADU stays where it was built.

Where can I put a Magnolia?

Placement depends on your state, county, and city. Common options include private property, backyards, tiny home communities, and RV and trailer parks, plus use as a guest space, office, or rental where permitted. Confirm with your local jurisdiction before you order. Our Zoning Guide walks you through it, and we're happy to talk through your property when you tour. Washington buyers: Washington requires park model RVs to carry a Washington L&I insignia, and the Magnolia does not have one, so it is not available for placement in Washington right now. If you are in Washington, ask us about the Ponderosa, which gives you the same 15 foot width and a bedroom that fits a king size bed.

Why do people choose the Magnolia?

It is the most finished home we sell. Our lot model shows what that looks like: a standing seam metal roof, board and batten siding, a wraparound porch, and an exterior gas fireplace. Add the wide 15 foot floor plan and single-level living, and people choose it as a primary residence or a long-term getaway they plan to settle into.

Google reviews

In their own words

Real reviews from people who bought a home from us, quoted word for word.

“I purchased my tiny Home from NW Tiny Homes... After 2 years of dealing with scammers. The experience was amazing. The owners Jimmy & Erica are friendly, no pressure sales people, they are very knowledgeable... They kept me updated & made arrangements for delivery, setup, stairs & warranty inspection to completion...”

Janet K.Google review · Portland lot

“I just received my tiny home and it’s all set up. This is the best company I’ve ever known of as far as our customer service and taking care of their customers and making sure their product is on point...”

Sandy H.Google review · Portland lot

“Buying a tiny home from nw tiny homes was the best decision of my life. I am very impressed and happy with the whole process from start to finish! What an amazing team. Erica was there through every bump and hurdle and I must say there really wasn't that much. I love this home and the quality is amazing...”

Becky M.Google review · Portland lot

See the Magnolia in Person

Photos only go so far. The Magnolia is on display at only at our Portland showroom, so you can walk through it, open the cabinets, stand in the kitchen, and feel the space before you decide.

Portland
1110 NE Columbia Blvd., Portland, OR 97211

Open daily from 11 am–6 pm