Virginia's Trusted Shed Dealer

Tiny House Shells in Free Union, Virginia

Across Free Union, you’ll find a mix of established homes and newer construction near Charlottesville. What most of them share: a need for affordable, independent living space. Evergreen Sheds delivers Amish-built tiny house shells to Free Union and the Charlottesville area. 2×6 framing, residential-grade windows, and heavy-duty floors designed for code-compliant habitable conversion.

Why Free Union Homeowners Choose Tiny House Shells

Climate. Free Union sits in USDA Zone 7a, which means Virginia’s energy code requires R-20 walls, R-19+ floors, and R-38+ ceilings for habitable structures. Piedmont clay requires footings below the frost line — concrete or helical piers, not blocks on grade. Our 2×6 wall framing accepts R-21 spray foam or batt insulation, clearing code requirements with margin. A mini-split heat pump rated to -13°F handles Virginia winters without backup heat.
Foundation prep on Piedmont clay typically requires a properly graded gravel pad to prevent shifting and moisture problems.
Space. With suburban to semi-rural lots, typically half an acre to two acres, most Free Union homeowners fit a 12×24 comfortably — a true one-bedroom layout with dedicated kitchen, bath, and living space. Tighter lots work with a 12×20 open floor plan plus sleeping loft. Larger properties can go 14×32 for a full one-bedroom cabin with walk-in closet and laundry alcove.
Permits. Habitable conversion always requires building, electrical, plumbing, and mechanical permits plus a Certificate of Occupancy — regardless of square footage. Virginia’s ADU zoning rules vary by county. Structures under 200 square feet are exempt from building permits — stricter than the state standard. Setbacks are 10 feet on the side, with rear setbacks varying from 10 to 35 feet by district. For specifics on your lot, reach out to Albemarle County Community Development ((434) 296-5832).
In the Charlottesville suburbs, where some areas fall in growth management zones with stricter rules.

Tiny House Configurations

Residential-Grade Framing

2×6 walls for code-compliant insulation depth. Residential Low-E argon windows with U-factor 0.30 or lower.

Heavy-Duty Floors

2×6 joists at 12-inch OC rated for furniture, appliances, and daily living loads.

Appendix Q Loft Design

Sleeping lofts with proper headroom and ships ladder access per Virginia building code.

10x16

160 sq ft

A 160 sq ft micro cabin shell for a guest cottage or minimalist retreat with optional sleeping loft. Shell from $4,200.

12x20

240 sq ft

The most popular tiny house at 240 sq ft — open floor plan with kitchen, bath, and sleeping area. Shell from $6,000.

14x24

336 sq ft

A 336 sq ft cabin shell with defined kitchen, bathroom, and bedroom zones. Shell from $8,500.

14x28+

392+ sq ft

The full 392 sq ft tiny house — true one-bedroom layout with living room, kitchen, and bathroom. Turnkey from $35,000.

Pro tip: A shed that’s a home office by day and a sports lounge by night is a smart investment. We build flexible layouts that accommodate both stories.

Free Union Permits & Codes

Habitable conversion always requires building, electrical, plumbing, and mechanical permits plus a Certificate of Occupancy — regardless of square footage. Virginia’s ADU zoning rules vary by county. Structures under 200 square feet are exempt from building permits — stricter than the state standard. Setbacks are 10 feet on the side, with rear setbacks varying from 10 to 35 feet by district. For specifics on your lot, reach out to Albemarle County Community Development ((434) 296-5832).

Pricing

✓ 12×20 (240 sq ft) — Standard Shell $5,500–$7,500 | Habitable Shell $10,000–$14,000 | Estimated Turnkey $35,000–$50,000
✓ 12×24 (288 sq ft) — Standard Shell $7,000–$9,500 | Habitable Shell $12,000–$16,000 | Estimated Turnkey $45,000–$65,000
✓ 14×32 (448 sq ft) — Standard Shell $14,000–$18,000 | Habitable Shell $22,000–$28,000 | Estimated Turnkey $75,000–$100,000
Habitable Shell includes 2×6 framing, house wrap, residential windows/doors, and heavy-duty floor. Turnkey includes foundation, utilities, insulation, finishes, and appliances.

Financing

✓ Rent-to-Own — No credit check. Low monthly payments. Available for shell structures.
✓ Traditional — From 6.99% APR with approved credit.
✓ Cash — Best pricing. No fees.
80 miles from our Richmond location. Extended delivery fee applies.

Frequently Asked Questions

Q: Is a tiny house legal in Virginia?

Yes, but rules vary by county. Richmond allows ADUs by-right. We check your specific zoning before you commit.

Q: What’s the difference between a shed and a tiny house shell?

Engineering. A tiny house shell uses 2×6 framing, residential windows, heavy-duty floors, and is designed for building inspection.

Q: How much to finish the interior?

Budget $15,000-$25,000 for a 12×24 shell including insulation, electrical, plumbing, drywall, flooring, kitchen, and bath.

Tiny House Shells Near Free Union

We deliver to Free Union and nearby areas including Earlysville, Charlottesville, White Hall, Crozet, and Rivanna. Reach out to Albemarle County Community Development ((434) 296-5832) for local permit questions.

Ready to Build Your Tiny House Shell in Free Union?

Ready for a tiny house shell in Free Union? Tell us what you need — guest cottage, rental unit, or primary dwelling — and we’ll spec the right structure for your property and Albemarle requirements. Free estimate, no pressure.