Northern California · Updated October 26, 2026
Von Mortgage is a mortgage broker with one office, in Redding. From there we help families buy and refinance homes in Anderson, Cottonwood, Shasta Lake, Palo Cedro, Red Bluff, Chico and across California, with access to many lenders and loan programs. The work happens by phone, email and e-signature, wherever the home is.
How it works
The same way we help families buying in Redding. A bank offers its own loans under its own guidelines. A broker has access to many loan programs and lender guidelines, so when a file doesn't fit one lender's box, we look for the lender whose guidelines do. That matters with self-employed income, a rental property, a manufactured home, a rural address, or down payment help layered on top of the first mortgage. Rate is part of the comparison. Which program fits the file is the bigger part.
Where the home is does not change how the work goes:
Von Mortgage has one office, at 2777 Bechelli Lane in Redding. We do not have offices in Anderson, Cottonwood, Shasta Lake, Palo Cedro, Red Bluff or Chico. Each county has its own tax collector, its own rules for the bills that follow a purchase, and its own insurance market, so the guides below cover those differences town by town.
Pete Metz (NMLS #260571) has been in mortgage lending since 2003.
Redding and Shasta County
The City of Redding runs its own down payment assistance program, and it is meant for homes in the city. Outside Redding, CalHFA programs are available in all three counties on this page, and our down payment assistance page also describes a Shasta County program and a Shasta Lake city program. Which one fits depends on income, price and the loan.
Redding is home base. For a home in the city itself, start with our Redding mortgage broker page. For the tax side, our Shasta County property tax guide lists rates by area, and our fire insurance guide covers getting a policy bound before closing.
Town guides
Anderson, Shasta Lake, Red Bluff and Chico each have a page covering that county's taxes, insurance and loan programs. Cottonwood is covered on the Anderson page.
Shasta County
Redfin reports a median sale price of $314,850 in Anderson for the three months ending September 2026, down 7.0% from a year earlier. Shasta County mails supplemental tax bills to the owner, not the lender, so set money aside after closing.
Mortgage broker for Anderson and CottonwoodShasta County
Redfin reports a median sale price of $310,852 in Shasta Lake for the three months ending September 2026, down 9.24% from a year earlier. In the Gateway school area, voter-approved bonds bring the combined tax rate to about 1.12% of assessed value, and the exact address decides the rate.
Mortgage broker serving Shasta LakeTehama County
Tehama County sets its own rates and sends its own bills. Its 2025-26 rate schedule lists total rates of 1.0284% and 1.0368% for the City of Red Bluff tax-rate areas, and a late second installment adds a $25 cost to the 10% penalty, compared with $10 in Shasta County. Redfin reports a median sale price of $276,868 for the three months ending September 2026, down 4.5%.
Mortgage broker serving Red BluffButte County
Chico is in Butte County, where the basic tax rate is 1% of assessed value plus charges that vary by address. Butte County sends a one-time supplemental bill after a purchase, and in most cases lenders do not pay it. Insurance takes its own shopping: KRCR reported on May 22, 2026 that the California Department of Insurance approved an overall 29.1% FAIR Plan rate increase for new and renewal policies starting October 15, 2026.
Mortgage broker serving ChicoAlso serving
Yes. Neither town has its own page. Both are in Shasta County, and we serve both from Redding.
Cottonwood is an unincorporated community in Shasta County, so it uses the same Shasta County Tax Collector as Anderson. Its bills can carry their own voter-approved charges, such as Cottonwood Elementary School District bonds and the Cottonwood Fire Protection District. We cover those in the Cottonwood section of the Anderson guide.
Palo Cedro is an unincorporated community in Shasta County. Our Shasta County property tax guide lists the Junction Elementary area of Palo Cedro at about 1.057% of assessed value, and the address decides the rate.
Insurance is the other budget item. Our fire insurance guide notes that Pete's own home in Palo Cedro went from about $2,000 a year to about $5,000 in two and a half years.
USDA eligibility is decided by the exact address in Cottonwood, Palo Cedro and the rest of Shasta County. Check the property in USDA's Property Eligibility tool before you count on zero down. Our USDA loan page explains how the program works.
County comparison
The 2026 loan limit is the same in all three counties. The differences show up in the tax bills after you buy.
| What to know | Butte County | Shasta County | Tehama County |
|---|---|---|---|
| Towns we serve | Chico | Redding, Anderson, Cottonwood, Shasta Lake, Palo Cedro | Red Bluff |
| 2026 conforming loan limit, one unit | $832,750 | $832,750 | $832,750 |
| CalHFA income limit, effective June 30, 2026 | $192,000 | $201,000 | $192,000 |
| On the California Department of Insurance distressed counties list (March 6, 2025) | Yes | Yes | Yes |
| Basic property tax rate | 1% of assessed value, plus charges that vary by address | 1% of assessed value, plus voter-approved charges | 1% of assessed value, plus the charges in the county rate schedule |
| Installments due | November 1 and February 1 | November 1 and February 1 | November 1 and February 1 |
| Installments delinquent after | December 10 and April 10 | December 10 and April 10 | December 10 and April 10 |
| Late payment | Late fees apply after each deadline. Ask the county for the amount. | 10% penalty, plus a $10 cost on the second installment | 10% penalty, plus a $25 cost on the second installment |
| Supplemental bill after a purchase | One-time bill, generally mailed within a year. In most cases lenders do not pay it. | Mailed to the owner, not the lender | Ask your lender in writing whether it will pay it from impound |
| Tax collector phone | 530-552-3720 | (530) 225-5511 | (530) 527-4535 |
Sources: FHFA 2026 county loan limit list; CalHFA income limits; California Department of Insurance distressed counties list; Butte, Shasta and Tehama County tax pages. All checked October 26, 2026. The full list is at the foot of the page.
Outside these towns
Yes. Von Mortgage is based in Redding and is licensed throughout California. The work runs the same way: phone, email, e-signature and a final signing with your escrow company.
That covers first home purchases, conventional, FHA, VA and USDA loans, a refinance, self-employed loans when tax returns understate income, and DSCR loans for investors. When you're ready, apply online or request a quote.
Licensed states
Yes, in seven states. Pete Metz, mortgage broker at Von Mortgage, is licensed in California, Oregon, Washington, Indiana, Texas, Louisiana and Florida. The office is in Redding, California. Families anywhere in those seven states can work with Pete by phone, email and e-signature, and the final signing happens through their own escrow company, title company or closing attorney. As a broker, Pete has access to loan programs and guidelines from many lenders, so a file that doesn't fit one lender's rules may fit another's. You can verify both licenses on NMLS Consumer Access: Von Mortgage's company license and Pete Metz's individual license.
Area questions
Answers reflect the rules and figures as of October 2026.
Von Mortgage has one office, at 2777 Bechelli Lane, Redding, CA 96002. Call (530) 221-7700 or email Pete@VonMortgage.com. Families in other towns work with us by phone, email and e-signature.
Redding, Anderson, Cottonwood, Shasta Lake, Palo Cedro, Red Bluff and Chico, and anywhere else in California. We work from the Redding office and are licensed throughout California.
No. Our one office is in Redding. Families in those towns work with us by phone, email and e-signature, and the final signing happens with your escrow company, so you don't need to drive to Redding.
No. For 2026 the conforming loan limit for a one-unit home is $832,750 in all three counties, according to FHFA's county loan limit list. A loan above that amount is a jumbo loan.
Not exactly. All three use November 1 and February 1 installments and the same December 10 and April 10 delinquent dates. A late second installment adds a $10 cost in Shasta County and a $25 cost in Tehama County on top of the 10% penalty, and each county handles the supplemental bill after a purchase its own way. Each town guide covers its own county.
Yes. CalHFA programs are available in all three counties. CalHFA's 2026 income limits are $201,000 in Shasta County and $192,000 in Butte and Tehama Counties, effective June 30, 2026. The City of Redding's own program is meant for homes in the city, and our down payment assistance page describes the other programs.
Yes, in seven states. Pete Metz, mortgage broker at Von Mortgage in Redding, California, is licensed in California, Oregon, Washington, Indiana, Texas, Louisiana and Florida. Families in those states can work with him by phone, email and e-signature, with the final signing through their escrow company, title company or closing attorney. Both licenses can be verified on NMLS Consumer Access.
Figures checked October 26, 2026. Rules and rates change; call before relying on a number.
Talk it through
Send us the address you're looking at, or just the town and price range. We'll compare lenders and show you the full monthly payment with that county's taxes and insurance.
Disclaimer: This information is educational and is not a commitment to lend, a loan approval, or an offer of credit. Any rates, payments, down payments or other figures shown are illustrative examples only, not quoted terms and not an offer to extend credit. Actual rates and terms depend on credit, income, property, occupancy and market conditions, and change daily. For current pricing see vonmortgage.com/rates.
Pete Metz, Mortgage Broker · NMLS #260571
Dream Big Ownership LLC dba Von Mortgage · NMLS #2592815
2777 Bechelli Lane, Redding, CA 96002 · Pete@VonMortgage.com
Equal Housing Opportunity.
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2777 Bechelli Lane Redding, Ca 96002
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