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This is your safest option, and likely the one most financial experts will recommend. If you’re truly committed to saving up and building your credit, there may be little reason to jump the gun with a rent-to-own deal. After all, if you can afford the option fee and higher rent that these deals require, then put all that money you saved in a high-yield savings account or money market account. Continue to add to it by finding a place with lower rent, and give yourself the freedom to obtain a mortgage the regular way in the future.
Housing Statistics In this city, the average home sale price is $186,276, while the median home sale price is $142,500. In addition, 2,487 real estate sales were completed in North Las Vegas over the course of roughly a month. Another point of interest for buyers is how the 2007-2011 American Community Survey notes that the city's total vacancy rate is 12.4%. According to the same report, the homeowner vacancy rate is roughly 2.4%, while renter vacancies sit at 7.8%. These are important factors to consider when looking at rent to own options.
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Another plus is that lease options typically apply a portion of the rent paid towards the down payment on the home and because of this they work as a great way for people to purchase a home when they don't have the money readily available for a down payment. First time buyers should take a look at a lease option as a simple and effective way to defer buying a home while saving more for that down payment.
Rent-to-own agreements are based on a weekly or monthly rental term. In the structure of this type of transaction, the consumer (lessee) - at the end of each week or month - can choose either to renew the lease on a weekly or monthly basis by making renewal payments, or to terminate the agreement with no further obligation by returning the tangible property.[8] Though not obligated to do so, the consumer can choose to continue making interval payments on the merchandise for a pre-specified period of time, at which point they would own the good outright.[9] An alternative purchase option is commonly provisioned for, allowing the consumer to pay off the remaining balance on the agreement at any point in time in order to obtain permanent ownership.[10]
Once you fully understand all the terms of the rent-to-own agreement -- and have had an attorney look it over and provide feedback -- it’s time to finalize the deal. Of course, signatures from both parties will be required at this time, as well as upfront payments such as the agreed-upon “option fee,” the monetary consideration that is necessary to make the rent-to-own contract binding.

Transportation and CommutesLas Vegas has a lot of options for transportation, both public and private. RTC is one such public system that offers a bus service throughout the main city and other suburban areas in the valley. For a quick commute to the Strip from Downtown, or to reach the Convention Center or Town Square, a transit link exists called the Strip & Downtown Express. As you may expect, this service includes few stops, and is intended to ease congestion on the major traffic routes between the city's major hubs of activity. For drivers commuting into the city from outlying areas, two major interstates -- 15 and 515 -- cross over into downtown Las Vegas, making the city easily commutable. In addition, taxis are readily available for easy trips, and the city has a walkability rating that puts it at number 25 on the USA's most walkable cities.

Rent. While the potential buyer is living in the home during the set term, they are paying rent. A percentage of the rent will typically go toward the purchase price, and this is called a rent credit. It is vital rent is paid on time or else the buyer may not get rental credit & may be assigned a fine. To understand how rental credit works, let us consider a $225,000 RTO property with a 3% option consideration. This will give you a $6,750 option consideration that can be credited toward the purchase price. The rent payments are $1,550 each month with $300 earmarked as a rent credit. The RTO term is 24 months until you have to purchase the home. If you take all of these things into consideration, you get:
Price. Asset prices have become inflated by nearly a decade of intervention by central banks since the housing crisis. In many big cities you'll pay a price premium to own your home. The cost of ownership is not just the monthly loan payment, but also includes things like: maintenance, property taxes, homeowner's insurance & the opportunity cost of not investing the equivalent sum of money into higher yielding & more liquid investments. When all these other costs are considered, NerdWallet found that in 2015 the ownership premiums can range from 33% to 93% more per month than it would cost to rent. That said, the NerdWallet data has a skew to it, as some people may buy large opulent homes whereas the common rental dwelling is far more subdued. What matters more than any overall trend is running the numbers on your options. In many neighborhoods rent costs about double what the associated mortgage payment would be for the same exact property, though it is worth noting the property owner also has to pay for maintenance and other costs of ownership.
Disclaimer: NerdWallet strives to keep its information accurate and up to date. This information may be different than what you see when you visit a financial institution, service provider or specific product’s site. All financial products, shopping products and services are presented without warranty. When evaluating offers, please review the financial institution’s Terms and Conditions. Pre-qualified offers are not binding. If you find discrepancies with your credit score or information from your credit report, please contact TransUnion® directly.
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Reasons to enter into a lease option include the better use of a buyer's time and money by allowing a renter the time to secure financing, save money, reduce debt and acquire financing. Additionally, since the purchase option price of the home is usually fixed when the lease is signed, another plus in an up market can be when home values increase over the term of the lease while the fixed option price remains constant, a buyer/renter can actually be earning equity while renting. Done properly, a lease option can be quite a good deal for a buyer. On the down side, if the value of the property decreases over the term of the lease the buyer has lost nothing since he can simply walk away at the end of the lease term.
It turns out that many tenants who enter into rent-to-own agreements end up unable to buy the house at the end of their lease for the same reason they were unable to buy before: they still don’t have the credit rating, the income, or a large enough down payment. At that point, the seller walks away with a great deal of extra cash toward his mortgage and the tenant ends up with nothing.
Income Tax Benefits. As a homeowner, you can enjoy the ability to deduct mortgage interest paymets from your income when calculating income taxes. However, these deductions only make sense if they are above the standard deduction levels, as those who do not have mortgage debts are entitled to take the standard deduction. Most people purchasing a home through a (relatively) high-interest rent to own loan likely have a limited amount of debt associated with the purchase, which is unlikely to exceed their standard deduction. Given how low interest rates are on traditional mortgages, if the homebuyer had a high income and could qualify for a large loan they would probably use a traditional mortgage rather than a less certain rent-to-own option.
However, for some owners, a rent-to-own contract can be a great option. This tends to be the case when an owner is relocating from a cool market and wants to buy in a new market, but they cannot afford to carry two mortgages at once. Renting the home they’re trying to sell will help to offset their debt-to-income ratio and make it more likely that the sellers will qualify for a mortgage on a new home once they relocate.

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The real estate market is almost impossible to predict one month from the next, let along one year from the next. If you enter a contract with a tenant for RTO, you can lock in a selling price for the duration of your contract. This means that no matter what the real estate market does when it's time for the contract to end, you may end up getting more for your home than it's worth in the current market.
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A: An experienced Realtor will be able to put together for you a rent-to-own contract (also called a Lease Purchase). Don't hesitate to call your Realtor to ask. If they are uncomfortable doing this type of contract, then ask to speak to their Branch Manager who will have the knowledge to be able to craft a Lease Purchase contract. A Lease Purchase is a GREAT way to lock in on today's home prices, and live in a home to get to know the neighborhood, but be able to obtain the financing later. I would also suggest speaking to a lender now to outline your situation so that you can really be ready in a year to complete the purchase. Good luck!
For maximum personal protection it is best for renters to keep the lease & purchase options as 2 separate contracts if possible. This protects the tenant from being liable to pay for unknown & expensive property maintenance while also making it clear what the costs are for each aspect of the agreements. A leaky roof seen during the first rain is easy enough to spot, but it might not be easy to know there is a problem with a septic tank until you lived in the house for a while.
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Your debt-to-income ratio can have a negative impact on your credit history and stop you from obtaining a mortgage if it is on the high end. By entering an RTO contract, the individual with a high debt-to-income ratio won't be adding on more debt right away. They usually have two or three years to straighten out their finances and lower their debt-to-income ratio, so they qualify for a mortgage.
The rent-to-own market segment of the real estate industry is not particularly regulated, nor are these transactions carefully tracked. However, a number of horror stories have made their way into the headlines. Most pertain to landlords who took advantage of low-income or unsuspecting renters by structuring the agreements to make tenants responsible for maintenance and repairs, but not disclosing to the renters that the homes were riddled with code violations.

Transportation and CommutesLas Vegas has a lot of options for transportation, both public and private. RTC is one such public system that offers a bus service throughout the main city and other suburban areas in the valley. For a quick commute to the Strip from Downtown, or to reach the Convention Center or Town Square, a transit link exists called the Strip & Downtown Express. As you may expect, this service includes few stops, and is intended to ease congestion on the major traffic routes between the city's major hubs of activity. For drivers commuting into the city from outlying areas, two major interstates -- 15 and 515 -- cross over into downtown Las Vegas, making the city easily commutable. In addition, taxis are readily available for easy trips, and the city has a walkability rating that puts it at number 25 on the USA's most walkable cities.
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RentToOwn.org is one of the nation's leading providers in rent-to-own data. We have the most up-to-date, accurate listings of similar sites and you can count on us to provide only the most relevant and legitimate rent-to-own opportunities. If you register for a trial membership, you will gain access to even more home data and features. Contact us with any questions, and we look forward to helping you find your dream home.
Rent to own is different than a lease option, which gives you the option to buy a place you were renting before it goes on the market, but there’s no obligation to do so. When you rent to own you usually make a deposit, which can also be called “option money,” and the contract stipulates your obligation to buy. The deposit goes to the seller and is a non-refundable fee.
Trust us; it’s worth it to buy a house the smart way. If you need time to clean up your finances, that’s okay. There’s no shame in renting while you pay down debt and save an emergency fund. In fact, that’s the best thing you can do! After your finances are in order, you can start putting money aside for a hefty down payment. Don’t buy a house—or sign an agreement to buy a house—when you’re broke!

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.
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