Buying Manufactured Homes in California
What Northern California Buyers Should Know About Their Property
Buying a manufactured home in California gives you the opportunity to choose a home that fits your needs, your property, and your lifestyle. But when you are placing a home on private land, the home itself is only part of the equation.
In Northern California especially, properties can vary dramatically. A level lot in the Sacramento Valley presents very different considerations than acreage in the foothills, a forested mountain property, or an undeveloped rural parcel.
Before selecting a home, it is important to understand the land where it will be placed. Access, elevation, utilities, fire requirements, septic and well systems, grading, local permitting, and even the roads leading to the property can influence what is possible and what your overall project may require.
Executive Homes has served manufactured home buyers throughout Northern California for more than 40 years. Here are some of the most important things to consider as you evaluate your property.
Valley, Foothill, Mountain & Rural Properties
One of the advantages of manufactured housing is its flexibility. Manufactured homes can be an excellent option for properties throughout Northern California, but different locations present different challenges.
Valley Properties
Properties in areas such as Chico, Willows, Orland, Yuba City, Colusa, and other valley communities may offer relatively level building sites and easier delivery access.
Even on apparently simple parcels, however, buyers should consider drainage, soil conditions, utility connections, septic or sewer availability, zoning, setbacks, and local permitting requirements.
Foothill Properties
Foothill communities can offer beautiful settings and larger rural parcels, but the terrain often requires more planning.
Slope, grading, driveway access, retaining requirements, wildfire exposure, vegetation, and the ability of large trucks to reach the building site can all become important considerations.
Mountain Properties
At higher elevations, additional factors may include snow loads, winter access, colder temperatures, steeper terrain, wildfire requirements, and longer distances to utilities and services.
The home selected for a mountain property should be appropriate for the property’s elevation, climate, and applicable local requirements.
Rural Properties
Rural land offers privacy and flexibility, but undeveloped parcels often require more infrastructure than buyers initially expect.
A property may need a well, septic system, electrical service, propane, grading, driveway improvements, drainage work, and other site development before the home can be installed.
For that reason, evaluating the property early can be just as important as choosing the home itself.
Buying Land vs. Already Owning a Parcel
If you already own your land, the next question is whether the property is suitable for the manufactured home you have in mind.
If you are still shopping for land, evaluating potential development costs before purchasing can help you avoid surprises later.
A beautiful piece of property is not necessarily an easy building site. Before purchasing undeveloped land, consider questions such as:
- Is a manufactured home allowed on the property?
- Is there a suitable building area?
- How steep is the parcel?
- Can the site accommodate the home and required setbacks?
- Is public water available, or will a well be needed?
- Is sewer available, or will the property require a septic system?
- How far away are electrical and other utilities?
- Can delivery trucks and home sections reach the building site?
- Is the property located in a wildfire or special hazard area?
- Are there additional county or city development requirements?
Understanding these factors before purchasing land can provide a much clearer picture of the complete project.
Steep and Sloped Parcels
A manufactured home does not necessarily require a perfectly flat piece of land, but slope can significantly affect site development.
Depending on the property, preparing a building site may involve grading, excavation, drainage improvements, retaining structures, specialized foundation engineering, or driveway improvements.
The location of the building pad also matters. Placing the home farther onto a parcel may provide better views or privacy, but it can also increase the amount of road, utility, grading, and site work required.
When evaluating sloped property, it is important to consider both whether the home can be placed there and what will be required to reach and prepare the site.
Road and Delivery Access
Manufactured homes arrive at the property in large sections, making delivery access an important consideration that is easy to overlook when buying land.
A normal passenger vehicle reaching the property does not necessarily mean a manufactured home can be delivered to the same location.
The complete route to the building site should be considered.
Potential obstacles may include:
- Narrow rural roads
- Tight turns and curves
- Steep grades
- Low or weight-restricted bridges
- Overhanging trees and branches
- Overhead electrical, telephone, or communication lines
- Narrow gates
- Fences
- Roadside obstructions
- Limited areas for large trucks to maneuver
- Difficult driveway approaches
The final portion of the trip onto private property can sometimes be the most challenging.
Identifying access issues early gives you an opportunity to determine whether trees need to be trimmed, gates widened, roads improved, utilities temporarily addressed, or another delivery approach considered.
Wells, Septic Systems & Rural Utilities
Many Northern California manufactured homes are placed outside traditional city neighborhoods.
That often means utilities require additional planning.
Septic Systems
If public sewer is not available, the property may require a private septic system. The suitability and location of the septic system can influence where the home, driveway, garage, well, and other improvements can be placed.
For undeveloped land, septic feasibility should be considered early rather than after the home location has already been selected.
Wells
Properties without public water may need an existing or new well. Buyers should consider the location of the well, availability of water, required setbacks, electrical needs, and how the water system will connect to the home.
Electricity and Other Utilities
Utility availability can vary greatly on rural property.
A power line near the property does not necessarily mean electrical service is already available at the future home site. Distance from existing infrastructure can affect both project planning and cost.
Depending on the location, buyers may also need to plan for propane, internet or telecommunications service, water storage, drainage, or other infrastructure.
Wildfire and Wildland-Urban Interface Considerations
Wildfire is an important consideration for many Northern California properties, particularly in foothill, mountain, forested, and rural areas.
Properties in designated wildfire areas may be subject to additional requirements intended to improve a home’s resistance to flames, heat, and wind-driven embers.
Depending on the location and applicable requirements, considerations may include ignition-resistant materials, vents, roofing, siding, windows, exterior features, vegetation management, defensible space, emergency access, and other site or building requirements.
The specific requirements depend on the property’s location and jurisdiction, so they should be identified early in the planning process.
If you are considering property in a wildfire-prone area, it is especially important to select a home and site plan that are appropriate for that location.
Snow Loads & Higher Elevations
Northern California includes everything from hot valley communities to mountain areas that receive significant winter snowfall.
Homes placed at higher elevations may need to meet snow-load requirements appropriate for their location.
Elevation can also affect:
- Roof requirements
- Insulation and energy efficiency
- Heating systems
- Foundation and site considerations
- Driveway design
- Winter accessibility
- Drainage and snow management
If you are purchasing property in the mountains or foothills, the home’s specifications should be selected with the site’s elevation and climate in mind.
Choosing a Home for the Local Climate
Northern California is not one climate.
Summer temperatures in the Sacramento Valley can regularly create substantial cooling demands, while mountain communities may experience freezing temperatures and significant snowfall.
When choosing a manufactured home, consider how its construction and available options fit the environment where it will actually be installed.
Energy-related considerations may include:
- Insulation
- High-performance windows
- Heating and cooling systems
- Roof and attic performance
- Air sealing
- Orientation and sun exposure
- Shade
- Elevation
- Local temperature extremes
Choosing the right home for the property can improve year-round comfort while helping reduce long-term energy use.
Permits & Local Jurisdictions
Manufactured housing in California is regulated at the state level, but individual projects can also involve county, city, fire, environmental health, public works, utility, and other local agencies.
That means the requirements for a property in Butte County may not be identical to those for a property in Shasta, Plumas, Nevada, or another Northern California county.
Depending on the project and location, approvals can involve considerations such as:
- Land use and zoning
- Building setbacks
- Site plans
- Foundations
- Grading
- Septic systems
- Wells
- Driveway or road access
- Fire requirements
- Flood zones
- Utility connections
- Garages, decks, porches, and other improvements
It is important to determine which agencies have authority over your specific property rather than assuming that requirements will be the same from one community to another.
Manufactured Homes Throughout Northern California
Executive Homes is located in Chico and serves customers throughout a large portion of Northern California.
Our service areas include these counties:
Butte County, Glenn County, Tehama, Shasta, Plumas, Lassen, Yolo, Modoc, Sierra, Nevada,Yuba, Sutter, Placer and Colusa.
Within that area are dramatically different types of properties, from communities in the Sacramento Valley to rural acreage, forested foothills, and mountain parcels.
That local experience matters because selecting a manufactured home is not simply about finding the right floor plan. The home, property, access, climate, and site requirements all have to work together.
Start With the Property
Whether you already own land or are just beginning to look, learning as much as possible about the property early can make the rest of the manufactured home project much easier.
Consider the site’s terrain, utilities, access, climate, jurisdiction, and potential development requirements before making major decisions about the home.
Executive Homes can help you understand the factors involved in placing a manufactured home on your Northern California property and help you select a home that makes sense for your location.
Once you’ve determined that your property is suitable, see our Home Buying Process for the full process from floor-plan selection through move-in.
Frequently Asked Questions
Can I put a manufactured home on my property in California?
In many cases, yes, but it depends on the property’s zoning, setbacks, access, utilities, foundation requirements, and local permitting rules. Requirements can vary by city, county, and parcel, so it is important to evaluate the property before selecting a home.
Can I put a manufactured home on rural land in Northern California?
Yes, manufactured homes are commonly placed on rural properties throughout Northern California. Rural parcels may require additional planning for wells, septic systems, electrical service, propane, roads, grading, and delivery access.
What should I look for when buying land for a manufactured home?
Important factors include zoning, slope, usable building area, road access, utility availability, septic and well requirements, wildfire conditions, setbacks, and whether large delivery vehicles can reach the home site.
Can a manufactured home be placed on a sloped property?
Possibly. Sloped properties may require grading, excavation, drainage work, retaining structures, specialized foundation engineering, or driveway improvements. The amount of site work depends on the specific property.
How important is road access for a manufactured home?
Road access is very important because manufactured homes are delivered in large sections. Narrow roads, tight curves, steep grades, bridges, trees, overhead utility lines, gates, and limited turning areas can all affect whether a home can be delivered to the site.
Do I need a well or septic system for a manufactured home?
Only if public water or sewer service is not available. Many rural Northern California properties use private wells and septic systems. Their location and feasibility should be considered early because they can affect the placement of the home and other improvements.
Can a manufactured home be placed in a wildfire or WUI area?
Yes, but properties in wildfire-prone or Wildland-Urban Interface areas may be subject to additional building, access, vegetation, and fire-safety requirements. The exact requirements depend on the property’s location and local jurisdiction.
Are there special requirements for manufactured homes in mountain areas?
There can be. Higher-elevation properties may have additional considerations related to snow loads, roof design, insulation, heating systems, foundations, winter access, and drainage. The home should be selected with the local climate and elevation in mind.
Do manufactured home requirements vary by county in California?
Yes. California has statewide manufactured housing requirements, but individual counties, cities, fire agencies, environmental health departments, and other local authorities may have additional requirements for a specific property.
Can I buy a manufactured home before I own land?
Yes, but it is usually helpful to understand where the home will be placed before making final decisions. The property can affect the home configuration, delivery, foundation, utilities, permitting, and overall project cost.
Is undeveloped land more expensive to prepare for a manufactured home?
It can be. Undeveloped land may require grading, roads, electrical service, a well, septic system, drainage improvements, utility extensions, and other site work. These costs can vary significantly from one property to another.
How do I know if my property is suitable for a manufactured home?
The best approach is to evaluate the property’s zoning, terrain, access, utilities, septic or sewer availability, well or water service, wildfire requirements, and local permitting conditions. Understanding these factors early can help prevent unexpected issues later in the project.
Does Executive Homes serve areas outside Chico?
Yes. Executive Homes serves customers throughout much of Northern California, including Butte, Glenn, Tehama, Shasta, Plumas, Lassen, Yolo, Modoc, Sierra, Nevada, Yuba, Sutter, Placer, and Colusa counties.
What should I do after I determine that my property is suitable?
Once you’ve determined that your property is suitable, see our Home Buying Process for the full process from floor-plan selection through move-in.