The next big thing in luxury real estate is pretty small — at least according to eccentric developer Frank McKinney, who’s betting the ultra-rich will soon prefer micro-mansions over the sprawling variety.

McKinney, a long-haired, bandana-wearing developer who works from an oceanfront treehouse office with a swinging bridge in Delray Beach, is no stranger to risk. He’s been building luxury oceanfront homes since 1992, creating 41 estates on speculation, with no set buyer and price tags of $2.2 million to $50 million.