Moving is already a big decision, but choosing the right kind of home? That’s what really makes or breaks your investment. Especially in areas like Redding, CA, where there are all sorts of housing types, from older mobile homes to newer manufactured models and classic stick-built houses, it’s easy to get pulled in by a lower price tag and miss the fine print that really matters.
I'm Faith Barrett, and today I want to walk you through something that most buyers don’t think about until it's too late: the kind of home you're buying might not be what you think it is. And if you’re not careful, it can impact everything from your ability to get financing to how much your home is worth five years down the line. Let’s break it all down so you don’t end up with buyer’s remorse.
What You Need to Know About Home Types in Redding
There’s a wide variety of home options here in our area, and while it’s great to have choices, not all homes are created equal when it comes to value, financing, or long-term investment potential.
Let’s talk through the three most common housing types people look at here, especially in the more rural areas, and how they can impact your budget and your future.
Mobile Homes: The Hidden Challenges Behind the Low Price
Mobile homes might look like a great deal, especially when you see prices around $40,000 to $70,000. But there’s a reason for that, and it’s not always one you’ll want to live with long-term.
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Age matters: Mobile homes are typically built before 1976 and don’t meet HUD standards. That makes them less durable and harder to finance. In fact, most lenders won’t touch them unless you’re working with a specialty finance company, and even then, you’ll probably face higher interest rates.
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You might not own the land: Most mobile homes are located in parks where you lease the space. That means you’re paying monthly rent just for the spot your home sits on—usually between $300 and $500 a month around here.
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Two-step approval process: It’s not enough to get your offer accepted by the seller—you also have to be approved by the park. If your credit or income doesn’t meet their standards, you can be denied even if the seller says yes.
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Little to no appreciation: Mobile homes typically don’t go up in value, and they can be tough to resell. If building equity is part of your plan, this probably isn’t your best option.
Manufactured Homes: Better Standards, More Possibilities
Manufactured homes were introduced after 1976 and are built under stricter HUD regulations. They’re a step up from mobile homes in a lot of ways, especially when it comes to safety, durability, and financing options.
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Built to last: Unlike mobile homes, manufactured homes are built to modern safety standards and come in multiple sizes: single, double, or triple-wide.
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Financing depends on the foundation: If the home is on a permanent foundation and you own the land, you can usually qualify for traditional loans like FHA, VA, or conventional. If it’s on leased land or doesn’t have a permanent foundation, you’re looking at similar financing issues as a mobile home.
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Value can grow (sometimes): A manufactured home can appreciate over time, but only if it's on a permanent foundation and owned land. Otherwise, it may still be considered personal property and could depreciate like a car.
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Location still matters: In our area, manufactured homes are often found in more rural spots. Newer homes tend to hold value better, and how usable the land is, like whether you can have outbuildings or do some light agriculture, can also boost the property’s appeal.
Lending and Insurance: It’s Not All the Same
How you finance and insure your home depends entirely on what kind of home you’re buying—and it can get complicated.
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Mobile homes: Very few lenders will approve a traditional mortgage for a mobile home. One option I recommend is Pacific Financial—they specialize in these kinds of tricky loans. Down payments can start at 5%, but interest rates are usually higher.
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Manufactured homes: If the home is newer, on a permanent foundation, and hasn’t been moved more than once, you have a much better shot at traditional financing. Still, interest rates tend to run about 0.5% higher than what you’d get for a stick-built home.
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Insurance hurdles: A lot of standard insurance providers won’t cover mobile or manufactured homes. You’ll likely need to go with a specialized provider like Foremost, which means fewer options and potentially higher premiums.
Stick-Built Homes: The Standard for a Reason
If your budget allows it, a traditional stick-built home is usually your safest bet.
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Easier to finance: These homes qualify for all major loan types and generally have the lowest interest rates.
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Stronger appreciation: They tend to gain value more reliably over time, making them a better long-term investment.
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Fewer surprises: When it comes to inspections, repairs, insurance, and resale, stick-built homes are generally more predictable and less of a hassle overall.
Make a Choice That Works for You
Every homebuyer’s situation is different, but what matters most is knowing exactly what you’re getting into. I’ve seen people jump at a low price without realizing what kind of financing, maintenance, or resale issues might come with it, and that’s a tough lesson to learn after you’ve signed the papers.
Personally, I always recommend a manufactured home over a mobile home if you’re on a tighter budget. But if you can stretch your dollars just a bit more, a stick-built home will almost always offer you more long-term stability, easier financing, and better appreciation potential.
At the end of the day, I want you to find not just a house, but a smart investment that fits your goals. If you’re not sure where to start, or if you’re thinking about buying in the Redding area, I’d love to help you weigh your options and make a confident decision.
The Barrett Team here in Redding, CA can guide you every step of the way. Whether you’re just curious or ready to take the plunge, feel free to reach out. Let’s make sure your next move is the right one.
