Home › Sell Fast › Mobile Home on Your Land
Locally owned in Redding · BBB Rating: A+ · We pay closing costs.
Land and home sold together. Not for homes in a mobile home park. Each home reviewed case by case.
If you own a mobile or manufactured home in Shasta County, you may worry that a sale will take a buyer with a special loan, that the paperwork is confusing, or that banks will not lend on a rural parcel. This page explains what we buy, what we do not, and how the paperwork works in California when the home sits on land you own. I'm a home buyer, not a lawyer, so I link the official sources for each point.
We buy mobile and manufactured homes in Redding and Shasta County only when they sit on land the seller owns. We do not buy homes in mobile home parks. Whether the home counts as real property depends on whether it is installed on a recorded foundation system or is still titled with the state. We make a written as-is cash offer, pay closing costs, and can close in as little as 7 days.
| Situation | Do we buy it? |
|---|---|
| Mobile or manufactured home on land you own (city lot or rural parcel) | Yes, case by case. |
| Home on a foundation system, recorded as real property | Yes, case by case. |
| Home still titled with the state, on land you own | Yes, possibly. More paperwork is needed. |
| Home in a mobile home park, or on a rented space | No. |
| You own the home but not the land | No. |
| Vacant land with no house | No. |
We also buy conventional single-family homes, inherited houses, vacant houses and rentals. Every owner who can legally sell has to sign.
This is the question that changes the paperwork. In California, a manufactured home can be treated one of two ways.
Under Health and Safety Code § 18551, when a manufactured home is installed on a foundation system, the local enforcement agency inspects it, issues a certificate of occupancy, and records form HCD 433A with the county recorder within 5 business days. From then on the home is a fixture and an improvement to the real property. HCD's title and registration for the home is cancelled. HCD's foundation system flowchart shows the steps, including that the owner has to own the land or have a transferable lease and that lien holders agree to the attachment. For these homes, the sale looks a lot like selling a house: a deed, title insurance and escrow.
A home that has not gone through that process is usually registered and titled with HCD, and ownership transfers by Certificate of Title. See HCD's registration and titling page. The home can still be on your land. It just means HCD paperwork is part of the sale, and the title company has to line up the land deed and the home title together.
Not sure which you have? Look for a recorded foundation system document, a county building permit for the foundation, or your HCD Certificate of Title and registration card. If you cannot find them, tell us and we will help work out what the county and HCD show.
You do not have to have every item before you call. This is the checklist we use to review a home:
Our overall process is on the how we buy houses page.
Many own-land mobile homes in Shasta County sit outside the city limits, in places like Cottonwood, Palo Cedro, Bella Vista, Millville or the hills east of Redding. Lenders can be cautious about older homes, unusual foundations, shared wells and dirt roads, so a traditional buyer's loan can fall through late. A cash purchase takes that out of the picture. We still look carefully at each parcel: legal access, the well and septic, flood or fire exposure, and anything a county inspection could raise.
If you are in Redding, Anderson, Cottonwood or elsewhere in the county, see our pages for Redding, Anderson, Cottonwood and Shasta County. For homes across the line in Tehama County, see Red Bluff.
We do not buy homes in mobile home parks. Each home is reviewed case by case.
This is general information, not legal advice. Talk to a California attorney or your title company about your home.
No. We do not buy homes in mobile home parks, including homes in a park you rent the space in. We only buy a mobile or manufactured home when it sits on land the seller owns, such as a rural Shasta County parcel or a city lot, and the land and the home are sold together.
No. If you own the home but rent the space or the lot, we cannot buy it. We need the land and the home to be sold together by the owner of the land.
It depends on how it is installed. Once a manufactured home is installed on a foundation system under a permit, the local enforcement agency issues a certificate of occupancy and records form HCD 433A with the county recorder, and the home becomes real property that goes with the land (Health and Safety Code § 18551). A home that is not on a recorded foundation system is usually still titled and registered with the state Department of Housing and Community Development (HCD). Check your paperwork, or call us and we'll help you sort it out.
Then the sale usually needs HCD paperwork. For a home on local property tax, HCD's private party sale instructions list the signed Certificate of Title, the registration card, a Tax Clearance Certificate from the county tax collector, form HCD RT 476.6G, and fees (HCD RT 804). The transfer is due within 20 days of the sale. The escrow or title company we use for the sale tells us and you what's needed for your home.
We can usually still make an offer. Any lender is paid from the sale proceeds at closing. For a home titled with HCD, a lien is released on the title or with an HCD form, and HCD describes the process on its lien release page. Mismatches between the lien shown on the title and what the lender says need to be fixed before a foundation recording.
Possibly. We buy houses as-is, and that includes homes that need repairs. Age, condition, the foundation, the roof and the water and septic systems affect what we can offer. Each home is reviewed case by case, and we are honest about it. See selling a damaged house.
Possibly, case by case. Many Shasta County parcels outside the city sewer have a well and a septic system. A cash purchase does not depend on a buyer's lender, which can be the main hurdle on rural parcels. We look at access, utilities and permits when we review the property.
Yes, if everyone with authority signs. If the home is in the name of someone who has died, a probate or small-estate process may be needed first. Read our guide to probate and Prop 19 and our page on selling an inherited house.
We pay closing costs, and we can close in as little as 7 days when the title, the paperwork and every owner's signature are ready. A home with HCD title, a lien or a probate step can take longer. Any rent-back after closing is case by case, never promised in advance.
No. NorCal Home Offer is a local home buyer in Redding. The closing is handled by a licensed title or escrow company. For legal or tax questions, please talk to a California attorney or tax professional.
Send the address and I'll tell you honestly whether it's a fit. Each home is reviewed case by case. We pay closing costs.
We do not buy homes in mobile home parks. Each home is reviewed case by case.
Or call (530) 999-7694.
We do not buy homes in mobile home parks. We buy single-family homes, mobile and manufactured homes only on their own land, rural homes on acreage and small ranches, and duplexes and small rentals. We do not buy vacant land. Every owner must sign.
Locally owned in Redding · BBB Rating: A+
Where we buy
NorCal Home Offer is a home buyer, not a law firm or title company. This page is general information, not legal advice. Rules, forms and fees change, and every home is different. Talk to a California attorney or your title or escrow company before you sign. Last reviewed: October 29, 2026.