Sourcing, not reselling.
Your tiny house, sourced factory-direct from China.
Verified factories on one side, real buyers on the other, and our fees published for both. We match your brief with up to 3 factories that fit — you negotiate and pay them direct.
Place your requestWe open in 1–2 weeks. Place your request now and lock in the $88 introductory price for your Sourcing Package.
- $88 Sourcing Package, refundable
- No markup — factory-direct price
- An AI agent beside you, end to end
Who takes a margin between the factory and you
The factory price for a 40ft expandable is public: $10,650 FOB. The difference between routes is what sits on top of it.
| How you buy | What's added on top | What that means on this house |
|---|---|---|
| Alibaba trading company | +20%hidden inside the quote | About $2,100 on this house, and it grows with every extra you accept. You never see the margin. |
| US reseller | +50–100%priced into the listing | $5,300 to $10,700 on this house. The sourcing is done for you, and you never see the factory number underneath. |
| tinyhouses.to | $476 flat$88 Sourcing Package + $388 optional Premium Support | Never a percentage. The factory's price reaches you untouched, and you negotiate and pay them direct. |
Factory and margin figures are working numbers from our August 2026 sourcing research, not offers. Your quote comes from the factory, unaltered.
Fourteen steps, and who does what at each one
The search, the introductions, and your AI tools are the $88 Sourcing Package. The deal is yours: you talk to the factory, you set the price, and you pay them direct. From production to your land, optional Premium Support — $388, one time — keeps us beside you.
Your brief and the search
We do this for you: Your interview
You receive: a written sourcing plan built from your answers about the site, the spec, and the budget — and an AI agent that stays with you from here on: status, translations, any question at any hour
We do this for you: We search and vet the factories
You receive: factories matched to your brief, each one's business licence and export registration checked
Your introductions
We do this for you: Up to 3 introductions
Sourcing PackageYou receive: up to 3 vetted factories with full contact details
We do this for you: Premium Support, if you want it
Optional · $388 one timeIf you want it: one flat fee for the rest of the journey: quality inspection before your final payment, help through shipment, and 12 months of after-sales assistance
You compare and select
Your move: read the quotes, specs, and lead times side by side, then pick the factory you want to work with
We do this for you: A remote factory visit, if you want one
Optional · $88 eachIf you want it: a live video walkthrough of the factory floor with an interpreter
Your deal with the factory
We do this for you: AI design inspirations to send your factory
Sourcing PackageYou receive: our AI designer turns the house in your head into images you send the factory, so the quote matches what you actually want
You negotiate direct
Your move: price, spec, and terms are between you and the factory, with nothing added on top of what they quote
Your advance payment starts production
Your move: the advance goes to the factory's own account, and we never touch it
Until it stands on your land
We do this for you: We inspect the build before your final payment
Premium SupportYou receive: an inspector on the factory floor before the balance is due: photos, video, and a written report checked against your spec
Final payment, and the house ships
Your move: you pay the balance and the factory ships on the terms you agreed
Delivered
You receive: the house on your land, on the terms you agreed with the factory
We do this for you: After-sales, with us still on call
Premium SupportYou receive: 12 months of translation and warranty chasing, so a problem after delivery still has someone answering
You review the factory
Your move: rate the factory you used, so the next buyer reads what you found
We open in 1–2 weeks. Place your request now and lock in the $88 introductory price for your Sourcing Package.
What goes wrong, and what we do about it
Six failures come up again and again in buyer accounts of importing a house from China. Here is what we do about each one, and what stays in your hands.
- You send money to a company you found online and never hear from them again.
- You pay the factory directly — we never touch your purchase money — and the only factories you meet are ones whose licence and export registration we checked first.
- The factory turns out to be a trading company reselling someone else's build.
- We check the business licence and export registration of every factory before we introduce it, so you know whether you are talking to a manufacturer or a middleman.
- The certificates in the brochure belong to another company.
- We take every certificate number back to the body that issued it, and a factory whose certificates do not check out never reaches your introductions.
- Your county refuses to permit the house after it lands.
- Your interview covers the site and the county, and anything that will not pass there gets flagged before you pay a deposit.
- The price you were quoted is nowhere near what the house ends up costing.
- The breakdown further down this page is the real shape of it: freight, duties, port fees and delivery, published before you talk to a single factory.
- Something fails after delivery and nobody answers the phone.
- With Premium Support we stay on call for 12 months after delivery — translation, warranty chasing — and factories know their reviews live here.
Know the real numbers before you negotiate
The same 40ft expandable, costed from the factory floor to a site in California — for as many houses as you plan to buy. Working numbers from our August 2026 research, not a quote, with our two flat fees included as an example.
- Factory price40ft expandable, FOB Shanghai
- $10,650
- Ocean freightShanghai to Los Angeles, one 40ft container per house
- $6,244
- Duties and tariffsworking estimateabout 52.9% of the factory price
- $5,634
- Port fees, drayage, and cranemoves with your port, your road access, and your site
- $4,800–$10,000
- Our fees — the only onesexample$88 Sourcing Package once + $388 Premium Support per house*
- $476
* Quality inspection is priced per item: $388 covers one house.
Tariff figures are working estimates pending broker confirmation. Your own numbers move with your port, your road access, and the tariff schedule on the day you import. At 10 units and up the factory price per unit typically falls by about a third — the calculator doesn't apply that break; you negotiate it direct. Excludes site works, utilities, permit fees and state sales tax.
What we charge, and what we never charge
Two flat numbers, and neither is a cut of your order. The $88 Sourcing Package opens your search; $388 Premium Support, only if you want it, covers you from production to your land.
Start here · AI designer included
$88 Sourcing Package
It opens the search, unlocks up to 3 factory introductions, and puts an AI agent and our AI designer beside you — images of exactly what you want, ready to send your factory. If we can't find you a factory, it comes back in full. Remote factory visits are $88 each.
Optional · one time
$388 Premium Support
One flat fee, paid when you choose your factory: an inspector checks the build before your final payment, we stay beside you through shipment, and for 12 months after delivery you have someone to call. You can finish the deal without it — most buyers don't wire five figures without someone checking first.
Who pays us what
You pay the two flat fees on this page, and nothing else. Factories pay $50 to bid on your brief and a disclosed 3% on deals they win — never added to your quote. Your purchase money goes to the factory's account and never passes through us. And the eights are no accident: eight is the luckiest number in Chinese business, so we price the way our factories do.
Questions buyers ask before they start
What does the $88 Sourcing Package cover?
It starts the search and unlocks up to 3 factory introductions: each factory's business licence and export registration checked, with its quote, lead time, and full contact details. It also puts an AI agent beside you for the whole process, and our AI designer turns what you want into images you send your factory. Remote factory visits are $88 each.
When can I get the $88 back?
In full, if we can't find you a factory — no matches for your brief, or a county check that fails before your introductions go out. Once your introductions are delivered, the work is done and the $88 is spent.
What does the $388 Premium Support cover?
One flat fee, paid when you choose your factory: an inspector checks the build before your final payment — photos, video, and a written report against your spec — we stay beside you through shipment, and for 12 months after delivery you have someone to call. It's optional; you can finish the deal on your own. On multi-unit orders, quality inspection is priced per item: $388 for one house.
What does the AI agent do?
It stays with you from your interview to your review: order status on demand, translations of anything the factory sends, drafting requests to the factory, and answers at any hour. A human stays behind it for anything the agent can't settle.
How do the introductions work?
We match your brief against the factory pool, verified factories bid on it, and we pick as many as three to introduce you to. Factories pay a bid fee and a disclosed success fee — skin in the game, not pay-to-win ranking. You get each one's company name, contact details, quote, and lead time, and you email them direct.
What happens on a remote factory visit?
A live video walkthrough of the factory floor with an interpreter, at a time we schedule with the factory. You see the line your house comes off and ask whatever you want before you commit. Each visit is $88.
Do you handle shipping?
No. The factory quotes shipping, and you agree the terms with them. With Premium Support, we read that quote and the shipping documents with you — the Incoterm, who pays duty, who unloads at your site — and we stay your point of contact if a date slips.
How long does delivery take?
Door to door, plan on 7–13 weeks to the US West Coast, covering production, ocean transit, customs clearance and final delivery. Each introduction carries that factory's own lead time.
Can I order a single unit?
Yes. A minimum order of one is normal for these factories, and most first orders are a single house.
Do multi-unit orders get cheaper?
Yes, and the drop is steep: at 10 units and up, the factory price per unit falls by roughly a third. You negotiate that break yourself, with factories we have already checked can build at your volume.
What can you not do?
We cannot make a county approve a house it does not allow, we do not negotiate for you, and we never hold your purchase money. The county check happens before your introductions go out, and if we cannot proceed your $88 comes back in full.