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Less than most people assume. VA loans require nothing down for eligible veterans, and USDA Rural Development loans also allow zero down in much of Shasta County: Shingletown, Cottonwood, Bella Vista and parts of Anderson typically qualify, though Redding proper usually does not. FHA starts at 3.5% down, and several conventional programs go as low as 3% for first-time buyers. Against the roughly $410,000 median price in Redding as of summer 2026, that's about $14,000 on an FHA loan versus $82,000 if you put 20% down to avoid mortgage insurance.

Plan on 2% to 3% of the purchase price: roughly $8,000 to $12,000 on a $410,000 home. That covers lender origination and underwriting fees, title insurance, your share of escrow, recording fees, and prepaid property taxes, insurance and interest. Separately, budget $400 to $600 for a general home inspection and $550 to $750 for the appraisal. In California, escrow fees are commonly split between buyer and seller, and seller credits toward your closing costs are negotiable. We ask for them when the situation supports it.

Once your offer is accepted, a financed purchase typically closes in 30 to 45 days. Cash can close in 10 to 14 days. The search itself is the variable: some buyers find the right home in two weekends, others take six months, and both are fine. Getting pre-approved before you start is what shortens everything: it tells you your real budget, and it lets you write a competitive offer the same day you walk through a house instead of scrambling for financing after the fact.

It's negotiable, and it always technically was: the 2024 National Association of Realtors settlement just made that explicit. Two things changed in practice. Buyers now sign a written agreement with their agent covering compensation before touring homes, and the MLS no longer advertises what a seller is offering to pay a buyer's agent. Sellers can still contribute, and many do, usually as a concession negotiated into the deal. We put our compensation in writing up front so you know exactly what it is and where it's coming from before you're committed to anything.

FHA loans start at 580 with 3.5% down, and 500 to 579 can still work with 10% down. Most conventional loans want 620 or better. The best interest rates generally start around 740. But the score is only part of it: lenders also look at your debt-to-income ratio, employment history and cash reserves. If you're close but not quite there, a good local lender can usually tell you the two or three specific moves that get you over the line, and sometimes that's a matter of months rather than years.

It's a more reasonable market than it was in 2021 and 2022. Prices have been essentially flat year over year across most Redding zip codes as of summer 2026, and inventory is meaningfully higher, West Redding alone had 126 active listings in July. Homes are averaging 67 to 90 days on market depending on the area, which means you have time to think and room to negotiate rather than waiving inspections to win a bidding war. Whether it's right for you depends on your timeline and finances, not the headline.

Yes. CalHFA offers first mortgages paired with the MyHome Assistance Program, a deferred-payment junior loan that helps cover your down payment and closing costs: income limits apply and they're set by county, so check the current Shasta County figure. USDA Rural Development loans are the quietly powerful option here: zero down, and much of the county outside Redding city limits is eligible. VA loans remain the strongest program available if you've served. We'll connect you with local lenders who actually process these regularly, which matters more than you'd think.

In Shasta County, a few extras are worth every dollar. If the property is on a well, get a flow test and potability test. If it has septic, get the tank inspected and certified. Add a pest and dry rot inspection, and a separate roof inspection on anything over fifteen years old. Wildfire matters here too. Check defensible space compliance and, critically, get an insurance quote early. Some areas have limited carrier options and homeowners fall back to the California FAIR Plan, which affects your monthly payment. Better to know during the inspection period than after closing.