To Build or Not to Build in Modoc County - That is the Question . . . . . .

Ok, you've visited Modoc County and fell in love with it the way that I did. Now what?

Modoc County is an out of the way place and you won't find newly built home subdivisions here. You will find subdivided lands in various subdivisions like Modoc Recreational Esates, Pit River Estates, Wildlife Estates (charming names, aren't they). Now don't get nervous, these "subdivisions" aren't like the ones you see in the big cities or urban centers of California. These are relaxed areas with some rules to follow that keep us neighborly -- like no dumping your trash all over your pretty acre of property, you do not have an auto wrecking company in your yard so don't dump non working cars there -- that sort of thing. And, associations are set up mostly for road maintenance. Fees are low, for example, Modoc Recreational Estates fees for 2008 were only $30 per lot, per year -- yes, no typo here, the rates are very low.

Ok, now that you are more relaxed about the subdivision idea, how about building? Why do it? Well, I've always been accustomed to newer housing -- that's just me. Many of the homes in Modoc County are older -- you'll find homes in town that date back to the late 1800's and early 1900's. Personally, I wanted a newer home, newer ammenities and I wanted some room around me -- so I opted for a 1.47 acre home site.

Once you know you want to build, you need to find the site that makes you say AAAHHHH ! Then the work begins. Be sure you get a PERC test performed on the property -- a successful test means you can install a standard septic system for waste disposal (no public sewers are available on rural lands). Once you are sure that you can install a standard septic system -- buy the land. Now, if you happen to love a piece of property that can't PERC, you can still install a septic system, but it must be engineered -- it is possible but it is more expensive -- be sure to price out the system and make sure that you can stay within you budget when developing your property.

Ok, we're done with that part -- now, what type of home to construct. Do you want Stick Built (standard construction), SIP (structural insulated panels), Modular Homes (preassembled in a factory and loaded on a truck for delivery), Log Home, or a Manufactured Home (these used to be called Mobile Homes). You have numerous choices for building.

Stick Built - You design it and have your contractor(s) build it. Advantage - get what you want. Disadvantage -Very Time Consuming and Expensive.

SIP's - These are becoming more popular and will allow flexibility in designing your home. The panels are constructed in a factory and delivered to the home site for assembly and finish work by your contractor(s). Advantage - less costly and time consuming than stick built, Disadvantage - These often require cranes for asssembly - there are no cranes in Modoc County AND even if you had access to a crane, some sites would be difficult if not impossible to access with a crane.

Modular Homes - See SIPs above, same advantages and disadvantages.

Log Homes - These throw backs to simpler and more nostalgic times really pluck the old heart strings. You can buy standard kits or design a custom home. I've had customers tell me that trying to price out a Log Home was very challenging for them -- and, I've been told that these homes are high maintenance. Before deciding on this type of home, do your homework and make sure that you can get the home built within your budget and if the home requires annual maintenance of the logs, that you are willing to do what it takes to keep it looking great and keep the logs in good condition to maintain your home's value.

Lastly, Manufactured Homes. These are by far the most popular choice in Modoc County. You have a wide range of options available allowing you to customize a home. And today, Manufactured Homes are not our parent's old tin cans -- I remember those, yuck! You can get 2x6 construction, energy efficient appliances, super energy efficient insulation, metal roofs, attached garages, covered porches, the list goes on and on. The homes are built on a chassis in a factory - to order, put on axles/wheels and shipped to the site for installation by your contractor. In Modoc County, all manufactured homes must be on a permanent foundation. These homes are far less costly than other options and easier to price out to meet your budget.

I'll post additional blogs telling you the tale of my manufactured home experience here in Modoc County -- but I think this is enough to review for now.