If you don't own land yet but you're ready to own a home, a bundled land + home package is almost always the simpler, cheaper path. Nestably pairs parcel search, factory-built home selection, site work, and financing into one written plan — designed for families who want honest numbers and one point of contact from start to keys.
A land + home package treats your entire home purchase as a single project instead of three or four disconnected transactions. Nestably identifies suitable parcels, evaluates their buildability, matches the right home model, secures factory pricing, coordinates site work and permits, and works with a lender who can wrap it all into one loan. You get one written budget, one timeline, and one advisor tracking every moving piece.
That matters because the alternative — closing on land, then hiring a contractor, then ordering a home, then chasing utilities and permits — is where most first-time buyers get lost, over budget, and unhappy.
How the numbers work
Real Northern California pricing.
Here's what a package actually looks like in Shasta or Tehama County. These are typical ranges for real projects we've helped close.
Land: $65,000–$180,000 for 1–5 acres with reasonable access and utilities.
Manufactured home (delivered): $99,000–$220,000 depending on size and finish.
Foundation (permanent, 433A-compliant): $18,000–$40,000.
Site work (pad, driveway, grading): $10,000–$35,000.
Septic system + perc test: $18,000–$40,000 (if not on sewer).
Well drilling + pump: $12,000–$30,000 (if not on municipal water).
Utilities (PG&E service, propane, water hookup): $6,000–$25,000.
The best-case financing for a package is a one-time-close construction-to-permanent loan. You qualify once, close once, and the loan funds the land purchase, disburses to contractors during construction, and converts to a permanent mortgage when the county issues the certificate of occupancy. FHA offers a one-time-close variant, VA offers 0%-down construction financing for eligible veterans, and USDA covers most rural Northern California parcels with 0% down.
For buyers who don't fit a one-time-close product, we sequence a land loan followed by a permanent mortgage after the home is placed and 433A is recorded. Either way, our financing guide breaks each program down.
The process
From first call to move-in.
The typical package moves through six stages. First, a free consultation to establish your budget, timeline, and priorities. Second, parcel search and evaluation — we pre-screen parcels for zoning, access, water, and septic feasibility so you don't waste offers on unbuildable land. Third, model selection matched to the parcel and budget. Fourth, financing pre-approval and construction loan setup. Fifth, land close, site work, permits, and factory build running in parallel. Sixth, delivery, set, final inspection, 433A recording, and move-in.
Who this is for
When a package makes sense.
Land + home packages are the right fit for buyers who don't already own land, want price transparency, don't want to project-manage subcontractors, and value speed. If you already own land, the owned-land placement guide is a better starting point. If you're not sure which path fits, a free consultation is the fastest way to find out.
Keep exploring
Related Nestably resources
Everything below is built by the same team, with the same honest guidance.
It's a single project that pairs a parcel of land with a manufactured home and all of the site work needed to place it — one plan, one written budget, ideally one loan. Instead of buying land, hiring a builder, chasing subcontractors, and financing it all separately, you work with Nestably on the whole package end-to-end.
Can I finance land and home together on one loan?
Yes. Construction-to-permanent loans, FHA one-time-close, VA one-time-close construction, and USDA construction loans can all finance land purchase, site work, and the home on a single note that converts to a permanent mortgage at completion. We introduce you to lenders who actually write these in Northern California.
How much does a Northern California land + home package cost?
For a typical Shasta or Tehama County project, a fully-loaded package — parcel, home, foundation, utilities, septic, well, permits, and site work — usually runs $210,000–$380,000 all in. That's roughly half the cost of a comparable site-built home on the same land.
How long does the whole thing take from land search to move-in?
Realistically 6–10 months. Land search and close typically takes 30–90 days. Factory build runs 8–14 weeks in parallel with site prep, foundation, and utility work. Then delivery, set, hookups, inspections, and 433A recording.
Can I use land I already have and just add a home?
Yes — that's a slightly different path, and we have a dedicated guide for it. See our owned-land placement guide linked below.
Ready to talk with a local Nestably advisor?
One free consultation. Real numbers. A plan built around your family.
