Buying Land in Redding: What You Need to Know
Redding, California, nestled in Shasta County along the Sacramento River, offers a compelling mix of affordability, family-focused amenities, and long-term growth potential . Whether you're a growing family seeking space and good schools or an investor eyeing development prospects, this guide will walk you through all the essentials of buying land in the Redding area.
1. Why Redding Makes Sense for Land Buyers
Redding ranks as one of Northern California’s more affordable real estate markets, with average land prices hovering under $24,000 per acre. This relative affordability appeals to families and investors alike. The city's 2025 housing numbers show steady appreciation, with median home prices climbing modestly—an indication of a stable market .
Families will find Redding appealing due to its blend of educational opportunities, recreational spaces, and manageable community size. Investors, meanwhile, are increasingly drawn to its varied zoning options—from rural and residential to commercial and industrial zones—each offering different ROI prospects.
2. Understanding Zoning & Land Use Regulations
Before buying land in Redding, it’s critical to understand the city’s zoning rules. The Redding Zoning Ordinance (Title 18 of the municipal code) governs land use, building size, setbacks, and permits. Buyers must also reference the General Plan 2045, which outlines long-term growth, development priorities, and development triggers since its adoption in March 2024.
Whether you're planning a single‑family home, subdivision, farm, or commercial development, verifying current zoning and what approvals are needed—if any—is absolutely essential. Land formerly zoned low-density might be upgradable with time and investment in infrastructure.
3. Exploring Land Types—and What They Mean for You
Land in Redding comes in many forms, each with its own considerations:
Residential Lots: Ideal for building a custom home. These often come with utilities in place, but utilities may require connection and fees.
Rural/Agricultural Land: More acreage for lower cost, but keep in mind irrigation, water rights, and topography.
Commercial/Industrial Parcels: Command higher prices per acre, but also higher returns—along corridors like Cedars Road or Technology Way.
Mixed‑Use or Development‑Ready Land: Investors often value these for zoning flexibility or phased development plans.
Listings range from sub‑$50,000 small plots to $1.4 million for larger parcels—e.g., 155 acres with creek frontage .
4. Land Prices, Comparisons & Market Trends
On average:
$23,975 per acre in Redding.
Farmland near Cottonwood can start around $2,000/acre.
Commercial/infill parcels range higher—hundreds of thousands per acre .
Investor success stories include 17‑acre residential parcels at ~$40,000/acre or commercial lots near $800,000 total. Market absorption—how long properties stay listed—varies: residential and agricultural land typically move slower, while commercial-ready parcels sell faster.
5. Financing Land: What You Need to Know
Financing vacant land differs sharply from financing a developed property. Traditional lenders usually prefer higher down payments—often 30−50%, with higher interest rates or shorter terms. Alternatively, buyers might pay cash or secure a private or owner-carry loan.
If you're working with brokers or referencing Charlie Brown’s real estate resources, ask about common financing options in Northern California land transactions—their guidance can streamline your readiness.
6. Factors Families Should Weigh
If you're considering buying land to build a family home, consider these priorities:
School Quality
Redding and the surrounding Shasta County feature multiple well-ranked school districts: Shasta Union High, Redding Elementary, and several private schools. Traditional neighborhoods like the Benton Tract pride themselves on strong schools—Turtle Bay Elementary (B+), Sequoia Middle (B), and Shasta High (A). Research your target land's district and local school performance.
Parks & Recreation
Redding offers a network of parks, trails, and riverfront areas. Caldwell Park and the River Trail near Benton Tract are community favorites, offering playgrounds, pools, and sports fields . In rural areas, access to Trinity Lake and Shasta Lake adds outdoor adventure opportunities.
Safety & Preparedness
Wildfire awareness is critical. Areas near Benton Tract were threatened during the 2018 Carr Fire.. In rural zones, preparing for evacuation and defensible space is essential. For city parcels, crime rates are moderate but worth verifying via local reports .
Community & Lifestyle
Smaller neighborhoods foster strong bonds—think river floats, school events, and farmer’s markets. Families favor East and West Redding for proximity to neighborhood parks, schools, and community activities.
Climate
Redding experiences a Mediterranean climate, with hot, dry summers—often near or above 100°F—and mild, wet winters. Ensure your land supports water needs, cooling, shade, and fire-resistance landscaping.
7. Steps to a Successful Land Purchase
Follow these guidelines to maximize your chances of success:
Define your vision: Are you building a family home, developing lots, farming, or building commercial space?
Set a budget, including land cost, infrastructure, fees, and unexpected costs.
Clarify zoning: Confirm permitted uses and if rezoning is possible or likely under Redding's General Plan.
Investigate utilities & access: Does the land have water, gas, electricity, septic/sewer access, and road frontage? If not, what will it cost to extend them?
Order surveys & due diligence: Boundary surveys, environmental reviews, soil tests, geotechnical studies, floodplain determinations, and water rights—all matter, especially for agricultural plots
Understand permitting: Know what building, grading, septic, and well permits you'll need. The Planning Division and municipal code are key references
Work with local experts: Agents who specialize in land bring local insight. Familial and investor-oriented agents like those highlighted in Benton Tract knowledge are invaluable
Close & plan: Closing on undeveloped land can take longer due to inspections and lender conditions. Post-close, plan construction timelines and infrastructure installation carefully.
8. Highlight: The Benton Tract Area
The Benton Tract neighborhood embodies many of the strengths of building in Redding. Close to downtown, it's both affordable and family-friendly—home prices range from $200K to $700K. It offers schools rated B–A, community parks like Caldwell Park, and easy access to the Sacramento River Trail. Although not strictly vacant land, its development trajectory serves as a model for new land subdivisions: strong community ties, easy amenities, and solid resale history.
9. Investment Hotspots & Growing Corridors
Redding’s commercial land market is evolving. Corridors around Technology Way and Cedars Road see investor interest thanks to strong infrastructure and zoning flexibility. Residential greenfield for subdivisions remains attractive too—lots of smaller parcels remain on the market for 3–6 months, offering smart opportunities for patient buyers .
10. Long‑Term Prospects & Community Growth
Redding is expected to see steady population growth, modest housing appreciation, and infrastructure investment (roads, utilities, public safety). This combination—not overly hot, but stable—tends to reduce risk and support long-term value.
Families benefit from expanding schools and various recreational options, while investors enjoy opportunities in farmland, residential tracts, and commercial parcels.
Key Takeaways
Focus Area & Why It Matters
Affordability
Land runs under $25K per acre on average
Zoning & Planning
Title 18 and General Plan 2045 outline permitted use
Family Factors
Good schools, parks, river access, and safe neighborhoods
Climate & Fire Risk
Prepping for hot summers and wildfire is essential
Financing Realities
Expect to pay higher down or raise private capital
Expert Guidance
Local agents and planners are valuable advisors
How Charlie Brown.Real.Estate Can Help
We focus on serving both families looking to build their dream lives in Redding and investors seeking meaningful returns. Our local agents understand Redding’s nuances—from school districts to zoning quirks—and can connect you to trusted inspectors, planners, and financing professionals. Featuring tips and neighborhood profiles on our blog, including those families love, our goal is to simplify your journey from site selection to shovel in the ground.
Final Thoughts
Buying land in Redding presents opportunities for affordability, family-friendliness, and long-term growth—whether you're crafting a custom home or development project. As this guide shows, success hinges on thoughtful zoning review, utility planning, community awareness, and the right professional support. If you're considering land in Redding, start with clear goals, explore options in neighborhoods like Benton Tract, and align with an experienced team. With planning and patience, Redding can be the setting for both your family’s roots and a smart investment.
Let us help make your land-buying journey clear and rewarding—starting today.
