What We Do – Land Ho!

Land Ho! develops dignified, affordable housing in rural Nevada and California, bringing homes to areas where they are needed.

We work directly with homebuyers to facilitate every step of the development process. We finance the development process so that you can purchase the home with a standard mortgage, whether conventional, FHA, USDA, or VA.

Our Story

We develop everywhere in Nevada and California, but we have the most extensive vendor and contractor networks serving our focus counties covering all of Nevada and southeastern California.

California Focus Counties: Alpine, Imperial, Inyo, Mono, Riverside, San Bernardino, San Diego^*

Nevada Focus Counties: all!
Carson City, Churchill, Clark, Douglas, Elko, Esmeralda, Eureka, Humboldt, Lander, Lincoln, Lyon, Mineral, Nye, Pershing, Story, Washoe, White Pine^*

* our home bases

If you are a prospective homebuyer looking for a new manufactured home in rural Nevada or California, make Land Ho! your first call.

Whether you are looking for the most affordable option for living on a large agricultural property in the backcountry of San Diego or a brand-new home on the slopes of the Steptoe Valley in White Pine County (or anywhere else in Nevada or California, for that matter) Land Ho! has you covered. Tell us your budget, and we work with you to identify a buildable property and a manufactured home that fits your budget.

We handle everything in the development process, including acquiring and preparing the land, installing utilities and infrastructure, and installing a high-quality modular home from one of our trusted partners. Once your home is constructed, you purchase it from us using a traditional mortgage — no need for land financing or construction loans.

The properties we develop range from offering entry-level homes to larger homes with premium finishes. All of our homes can be equipped with the latest in smart home technology, as well as broadband Internet equipment where available. If you work directly with Land Ho! throughout the development process, you will be able to customize your home’s finishes, and we will even furnish the home for you if desired. Manufactured homes installed by Land Ho! are all converted to real property prior to sale to a homebuyer, which offers several advantages to homebuyers.

We also maintain a small inventory of properties focused on California and Nevada that are currently available for sale — some fully developed, some vacant, and others somewhere in between.

Developing rural properties, demystified.

Not all properties can be developed, and what’s more, not all properties have physical or legal access. Not sure what you can do with your property or any property that interests you? We can help you to figure out what will be involved in developing any property with a Land Ho! home. We develop your property for a predefined, fixed price so that you do not have to worry about cost overruns or the hassles or uncertainty involved in dealing directly with contractors.

FAQs

What kind of homes can Land Ho! build?

Land Ho! primarily develops rural residential properties by installing manufactured and modular homes that offer desirable amenities and comfort for an excellent price. We work with a network of housing manufacturers and vendors who can provide everything from tiny homes (400 square feet and under), to small homes (under 1,000 square feet), to much larger homes in excess of 2,000 square feet in livable area. (Not all homes can be installed on all properties due to development and building regulations.)

When we work directly with prospective homebuyers, we develop your property of choice with a home that meets all of your requirements in terms of size and amenities. We are confident that you will love the property we develop for you, but sometimes we are even able to offer homebuyers with the flexibility to back out of purchasing a custom property developed by Land Ho! after construction is completed.^*

For buyers who need a home quickly and/or do not want to bother with customizing a home’s amenities, Land Ho! develops properties that typically fall in the middle of that range in terms of size, and on the more affordable end of the homes that we can install. When properties already developed by Land Ho! are available for sale, you can be assured that you are getting an outstanding rural home at a great price.

^* Terms and conditions apply. This option is not available for all properties developed by Land Ho!

Can I build on my property in rural Nevada or California? How do I get started?

The answer to the second question is much simpler — contact Land Ho! We know what it takes to investigate development options for any property in rural Nevada or California.

Not all properties in rural Nevada or California are suitable for development, and even for those properties where development is allowed by law, development costs (particularly for installation of utilities and infrastructure) can easily exceed the property’s market value after a home is constructed. This is why it is of the utmost importance for a prospective property owner to understand the scope of what can be done with a rural property before they purchase the property and before they start the processes of developing or building.

With Land Ho! you do not need to worry about uncertainty in costs. We work with contractors and utilities upfront to determine all costs involved prior to development, and we provide homebuyers with a fixed property purchase price that will not change even if costs change during the development process.

Does Land Ho! only develop properties with new homes, or are used manufactured homes an option?

Land Ho! primarily develops residential properties using new, never lived in manufactured homes, but at our discretion we will gladly transport and install a used manufactured or modular home when allowed by planning and building codes and restrictions or covenants of any kind that may apply to the destination property. Limitations and terms apply (don’t they always?), including that any used homes must be built after June 15, 1976 and that they must be classified as personal property at the time of installation, and Land Ho! reserves the right to decline to move any used manufactured home for any reason.

Contact Land Ho! if you are interested in developing a property in California or Nevada by moving and installing a used manufactured home.

How will my manufactured home be treated for assessment and taxation purposes?

Land Ho! only installs manufactured homes that can be permanently affixed to a property and converted to and treated as real property (rather than personal property). While we recommend contacting a real estate attorney and/or a tax professional to discuss the implications of the distinction between real and personal property and how these distinctions might affect you or your property, manufactured homes are considered to be real property only once they are permanently affixed to land.

One clear and obvious benefit of converting a manufactured home to real property is that it enables a home to be eligible for purchase using a traditional mortgage, whether a conventional loan, USDA loan, FHA loan, or VA loan. All of the properties we sell with new, never lived in manufactured homes meet the standard underwriting criteria specified by these common loan programs.

Contact Land Ho! if you are interested in developing a property in California or Nevada by moving and installing a used manufactured home.

How can I be assured that my new manufactured or modular home is of high quality?

When developing properties using new manufactured homes, Land Ho! only purchases homes from manufacturers and/or dealers that are licensed by the Nevada Housing Division or the California Department of Housing and Community Development. Furthermore, we only work with licensed installers and contractors, and we handle everything involved in converting manufactured homes from personal to real property prior to sale. We also with you to guarantee that your Land Ho! property will meet the underwriting guidelines for the mortgage program you select to purchase your property. Simply put, we ensure that your home meets all applicable codes, which are in place in part to ensure your safety and your home’s quality.

Why work with Land Ho! instead of obtaining my own financing to buy land and build on it?

It is no secret that it is possible to obtain financing to purchase land as well as to purchase manufactured homes — in some cases, such loans can even be configured to cover installation, foundation, and utility costs. Yet many such options come with significant limitations, and many homebuyers end up needing to obtain multiple loans at different stages in the process. And if you develop land on your own, you are ultimately responsible for every step of the development process — due diligence, permitting, site preparation, installation of utilities, and construction/installation of a home. Sounds like a lot of work? It sure is — not to mention the uncertainty and the risks involved. Missed steps, overlooked requirements, and any other issues that might emerge can easily result in projects going over budget.

Land Ho! handles and finances the entire development process. We investigate and purchase the land, we prepare the site and handle installation of utilities, and not only do we purchase the home to be installed, but we also ensure that it is installed in a manner that meets any relevant codes and/or underwriting guidelines. Once the development process is complete, you purchase the entire property from us using a mortgage loan program of your choice — no construction or land loans required. With Land Ho! you get the advantages that come with buying a new home directly from a developer — for example, you get to see the developed property before closing on the purchase, and you can use a standard mortgage for the purchase. What’s more, Land Ho! provides this service in rural areas not served by most big-city residential developers and home builders.

How long does the development process take?

It depends on many factors, most of which are outside of our immediate control, so we are reluctant to provide general estimates as each project comes with its own unique circumstances and considerations. Please contact us to share details about your project, and we will be glad to provide a rough estimate of a project timeline (subject to change, of course.)

That said, following are rough time estimates for the many stages of a typical single-family residential development project, accounting for significant variation:

Conducting property due diligence and estimating costs: 2 to 4 weeks
Purchasing property: 1 to 4 weeks
Property cleanup and homesite preparation: 2 weeks
Installation of utilities and foundation: 2 weeks to 2 months (depending on contractor/utility availability; sometimes longer with some utilities)
Delivery of manufactured or modular home to site: 4 to 12 weeks from the date that the home is purchased (depending on manufacturer)
Installation of home and finishing touches: 1 to 2 weeks (manufactured), 2 to 4 weeks (larger modular homes)
Homebuyer purchases home from Land Ho! with a mortgage: 14 to 90 days, depending on homebuyer’s lender

Any one of these items can potentially require more or less time depending on circumstances specific to an area, property, or buyer. Please contact us to start a conversation about a timeline for any project you have in mind.

What properties does Land Ho! have for sale right now?

What other services does Land Ho! offer?

Land Ho!’s team has a wide range of professional capabilities, including GIS analysis and software development, drone imaging, property research, tax auction coaching, and expertise in exotic and tropical plants (seriously!) We also have developed software that facilitates map-based investigation of tax sale properties, which will soon be available for license.

Our primary focus is developing homes and investing in rural real estate, so we do not actively promote these other services. That said, since most people who operate in our rural communities wear many hats, we like to let our friends know how we can be of service just in case you find yourself in need of anything we are capable of doing.

(We are land developers — not attorneys, mortgage brokers, manufactured/modular home manufacturers or vendors, contractors, real estate brokers, surveyors, and we do not offer any services requiring professional licensing.)

Make your dream of rural living a reality with Land Ho!

We can’t wait to help you develop an affordable property in rural Nevada or California. Whether you are a homebuyer or an investor, contact us today to get started.