October 2025 Redding Rental & Real Estate Market Update: Fall Maintenance, Vacancy Trends & Investor Insights

Rental Market Update

As we roll into October, the Redding rental market remains steady, while overall real estate conditions continue to normalize.

• Community Vacancy Rate: 7%
• Authority PM Portfolio Vacancy: 5.3%
• Homes Leased in September: 26

Demand remains healthy, especially for clean, pet-friendly homes in desirable neighborhoods. Properties that are well-priced and well-presented continue to attract qualified tenants quickly.

Team Update

A huge shout-out to Ashley, who worked tirelessly to reduce our work order backlog below 250,   a major achievement that helps ensure faster response times and happier residents. Meanwhile, Andrew, our showing rep, is off exploring Europe for a bit of well-earned rest and adventure. We’re also adding new team members as our management portfolio continues to grow, helping us stay ahead of the curve for both owners and residents. Check out more details here.

Community Highlight — Haven Humane’s “Bark & Brew”

This month, we were proud to sponsor Haven Humane Society’s Bark & Brew, an incredible local event that raises funds to care for abandoned and disconnected pets throughout Shasta County.

Haven Humane provides shelter, medical care, and adoption services to thousands of animals each year. Events like Bark & Brew not only support this mission but also strengthen our community,  reminding us that compassion and collaboration make Redding a better place to live and invest.

If you’d like to learn more, donate, or volunteer, visit havenhumane.org.

🍁 Fall Maintenance Focus — Protecting Your Investment

October is the ideal time for proactive maintenance. Temperatures are mild, contractor schedules start to open up, and small fixes now can prevent major repairs later.

Fall Maintenance Checklist:

• ✅ Clean gutters and downspouts to prevent foundation leaks
• ✅ Inspect roofs and flashing for damage or soft spots
• ✅ Replace HVAC filters and test heating systems before cold nights hit
• ✅ Seal windows and doors to stop drafts and pests
• ✅ Flush water heaters and test smoke/CO detectors
• ✅ Trim back overgrown trees and inspect irrigation systems

💡 Pro tip: Preventive care saves money and reduces emergency calls, keeping tenants comfortable and protecting your ROI all season long.

🏛️ Policy Watch — Federal Government Shutdown

A federal government shutdown began in late September, and while many core programs continue, some housing-related services have slowed. According to the National Apartment Association, delays may affect FHA, USDA, and VA loan processing and certain inspection timelines.

Although these programs have limited impact on most privately managed rentals, ripple effects could slow transaction activity across the housing market. We’re monitoring developments closely and will keep you updated if local operations are affected.

🔗 Learn more from NAA: naahq.org/federal-govt-shutdown

🏡 Sales Market Update — Josh Barker, October 2025

According to Josh Barker’s October Market Report, Shasta County continues to stabilize as inventory expands and buyers become more selective. Pricing, preparation, and property condition are key to success.

📊 September 2025 Key Numbers

• Homes Sold: 196 (+6.5% YoY)
• Year-to-Date Sales: 1,728 (-3.1% YoY)
• Average Days on Market: 86 (vs. 84 last year)
• Median Days on Market: 65 (vs. 60)
• Average Sale Price: $431,435 (+9.65%)
• Median Sale Price: $375,000 (+4.17%)
• Active Listings: 1,007 (+29.1%)
• New Listings (Sept): 293 (+1.0%)
• Absorption Rate: 5.34 months (vs. 4.05 last year)
• Pending Sales: 251 (+31.4%)

The market remains balanced: more inventory means buyers have options, while sellers must lead with condition and pricing precision.

Investor takeaway:

• A 5.3-month supply signals a healthy, neutral market.
• Well-priced, turnkey homes still sell quickly.
• Long-term rentals remain stable — typical 3-bed/2-bath homes are leasing around $2,200/month, with vacancy around 7.5%.

💵 Lending Market Insights — from Chris Lamm, Summit Funding

Mortgage rates ticked up slightly after the latest Fed meeting, but overall lending conditions remain steady heading into Q4. The PCE inflation report met expectations, signaling no major surprises ahead.

What Investors Should Know

• Rates: Investment loans hover in the mid-6% range, still moderate historically.
• Opportunities: A government shutdown may delay FHA/USDA loans, giving cash and conventional buyers temporary leverage.
• Flexible Programs: Lenders continue to offer innovative options using bank statements, 1099s, or DSCR income for qualification — ideal for portfolio expansion or refinancing.
• Creative Financing: Some products allow second liens up to 90% CLTV and interest-only structures, unlocking cash for upgrades or acquisitions.

Current Average Rates (as of 9/26):
30-Yr Fixed 6.38% | Jumbo 6.29% | FHA 6.09% | VA 6.10%
(Rates vary by credit, property type, and points. Not a commitment to lend.)

Despite rate fluctuations, well-qualified investors are still closing strong deals. With stable pricing and flexible financing, now’s a smart time to review your portfolio strategy before year-end.

📲 Need Help Managing or Leasing Your Property?

Whether you’re preparing your next listing, expanding your investment portfolio, or simply looking to make property management stress-free, Authority Property Management is here to help.

📞 (530) 410-6085
🌐 authoritypm.com

Your peace of mind,  and your next great tenant, are just one call away.