One of the most buildable counties in Far North. USDA Rural eligible, clear zoning rules, and affordable land.
📊78/100AcreScore
💰$20KLand $/acre
🏠$175KHome Value
👥8,700Population
📈+-7.5%Growth (10yr)
🌊5%Flood RiskLow
🌡️High DesertClimateZone 7a
🏗️ Can You Build Here?
Modoc County has local zoning regulations. Check with the county building department for specific rules on your parcel. Barndominiums may require conditional use permits in some zones.
Zone
Min Lot
Barndo OK?
Residential
Varies
⚠️ Conditional
Agricultural
None
✅ Yes
Commercial
Varies
❌ No
Modoc County has local zoning. Contact the county building department for specific regulations.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check California requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Modoc County Building Department
Alturas, CA
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Very low flood risk. Only 5% of Modoc County land falls within FEMA-designated flood zones — well below the national average.
5%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Moderate land prices at approximately $20,000 per acre. Modoc County balances affordability with access to amenities.
$20K
Median $/acre
$175K
Median Home Value
$120–200
Build Cost $/sqft
0.7%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Modoc County Assessor
🏔️ Why People Love Living Here
Modoc County sits in the heart of Far North. Redding is 180 min away. California has a state income tax — factor that into your cost-of-living calculations.
📈
Steady Community
A stable community with affordable growth — less speculation, more authentic rural living.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population8,700
10-Year Growth-7.5%
County SeatAlturas
State Income TaxYes
ClimateHigh Desert (Zone 7a)
How Close Is Everything?
Redding180 min
RDD185 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Modoc County land uses well water and septic systems. Municipal utilities are available near Alturas. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Modoc County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in Modoc County?
Check with the Modoc County Building Department for specific zoning rules on your parcel. Some zones allow barndominiums outright, others may require conditional use permits.
How much does land cost in Modoc County?
Median price is approximately $20,000 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Modoc County eligible for USDA Rural Development loans?
Yes — most of Modoc County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Modoc County?
The effective property tax rate is approximately 0.7%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Modoc County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In California, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.