If your budget can’t tolerate the mortgage in those communities, you can still enjoy a pleasant living environment in neighborhoods like Aliante. This is a family-friendly community with a suburban feel, and you have access to multiple parks and schools within close proximity of residential areas. Henderson and Summerlin are larger neighborhoods that offer similar suburban living environments with reasonable housing prices.
It’s important to note that there are different types of rent-to-own contracts, with some being more consumer friendly and flexible than others. Lease-option contracts give you the right – but not the obligation – to buy the home when the lease expires. If you decide not to buy the property at the end of the lease, the option simply expires, and you can walk away without any obligation to continue paying rent or to buy.
Unfortunately, Rent to Own is an option that has been tainted by a few companies with a poor reputation in the housing industry for taking nonrefundable deposits from tenants who clearly won’t ever be able to qualify for a mortgage or afford the home they’re hoping to buy. Buying a house is an emotional experience. You can fall in love with a home and ignore the numbers. You need to advocate for yourself and make sure you can afford home ownership and qualify for financing when your lease runs out.
In general, real estate agents are not in the business of educating buyers or sellers about their Rent to Own options. They make their commissions on listing and selling properties outright. There are some licensed real estate agents who have specialized in Rent to Own deals. You’ll end up meeting a few of them when you inquire about homes you search for that are listed as Rent to Own. There are some rent-to-own websites, but most charge a membership fee to view detailed information.
A lease option is a contract between the potential tenant and the seller that specifies the agreement to rent the property for a set amount of time and it comes with a right to refuse option that gives the potential buyer a way out at the end of the contract's termination date. It should include how much the rent is, when it is due, fees, penalties, security deposit amounts, pets, smoking requirements, parking, maintenance responsibilities, and utilities. The main difference between a traditional lease and a rent-to-own lease is deciding who will pay for upkeep and maintenance. In a traditional lease, a landlord would take care of all of these things. With RTO, the tenant might be responsible. It should also clearly specify that any rent credits or any amount of money that the tenant has had set in escrow becomes forfeit if they choose not to purchase the home. This releases them from their obligation to purchase the property, and the seller is responsible for finding a new tenant.
What the buyers and sellers often don’t realize is that the buyer can only receive a credit for any amount of rent paid that is more than "fair market rent" as determined by the appraiser. For instance, if the appraiser notes that the "fair market rent" for the property is $1000 per month, and rent-to-own contract states the buyers rent is $1000 per month, the buyer cannot receive any credit for rent paid. As you can imagine, this can be a costly technicality that brings buyers no closer to their goal of purchasing the home.
Units are typically leased out at market rates with an additional rent-to-own fee tacked on each month. That fee varies, but it’s usually anywhere from 10 to 15% of the monthly rent. For instance, a unit that would rent for $1200 on the open market may cost a rent-to-own lessee $1350 per month, with the $150 difference put aside in an escrow account. Any funds collected in the escrow account can usually then be used toward the purchase of the home if the tenant decides to exercise their option to buy. Otherwise, the funds are forfeited to the owner at the end of the lease term. Using the same example as above, this would result in $5400 collected over a 3-year lease period, which the tenant could put toward closing costs or a down payment on the home.
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While rent-to-own transactions are most commonly conducted for purchasing consumer goods at a retail store, this term also describes a specialized real estate agreement. The rent-to-own housing option is typically exercised more often during housing market downturns, such as the late 2000s (decade) financial crisis. Because the most recent housing market downturn was accompanied by protective regulatory scrutiny of lending practices and consumer credit agencies, acquiring a loan has become more difficult for Subprime borrowers. Some have opined that residential home rental may become the new normal, whereas proponents of rent-to-own real estate agreements argue otherwise.
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You will usually pay higher prices with a rent-to-own arrangement. These inflated prices are due to your rent money going for two different things, as well as miscellaneous fees that the tenant will be responsible for. You could also start out paying a slightly lower price and have it go up each year. Some clever buyers have paid inflated rents for a short period of time before coming into a "sudden windfall" to buy the property early, though contracts are typically created by the seller with the seller's interests first.
I have nothing to "sell" you - so I'll lay out the issues I have with lease options below. "Can" rent to own deals work out for the buyer? Sure. You just assume a lot of additional risk vs. buying a home the conventional way. They are not, however, a way to circumvent the credit/income qualifications - you simply "postpone" this process for the term of the lease. At the end of the day, to "own" the home - you have to qualify for, and take out a mortgage on the property. There is no way to simply "make monthly payments" until you own the home, without having to qualify for anything on the basis on your credit, etc.