Lease option purchase?

[raptorduck]

Ok, since we are now planning to rent, a few of you have suggested I rent in the neighborhood I want to live in. I have not wanted to do that (or my wife), because we would want to rent the smallest and cheapest place in CV we could find that could house us for up to a year until we do buy. I figured renting in my favorite area (Fairbanks Ranch) would cost way too much and why spend the extra cash just to see if I really like the neighborhood. I will be in the general area anyway.

But now the idea of a lease option comes to mind. Of course that would require us finding a house we would buy now, but would lease to see if we like the area/house, and then buy. But that begs the question. Why not just buy it now if it is what we like?

I don’t see this as a good idea or one that fits our needs, but thought I would ask what folks think about lease options or their experience with them. Kind of like a 30 day return policy on a consumer good or something seems to me. I assume I would be out any option fee if I don’t buy the house anyway, if there is an option fee above the rent.

As you can see, I know little about this really other than the concept of option contracts in general.

[temeculaguy]

Lease option is better when values are rising and much worse when values are falling. It can also benefit someone short of a down payment.

standard L/O scenario is lets say you find a house that is on the market for 500k and would rent for $2500, the lease option might involve a minor downpayment, let’s say 5 or 10k and a rent of $3000, with $500 each month being deposited into an account being added to your 5 or 10k. The lease option can be set for finite amount of time, lets say 1 year. At the end of a year you will have added 6k to your potential downpayment kitty and you can now buy it for the price you agreed upon when you first moved in. If the value has fallen to 600k, you are out the entire kitty (16k) and you walk away. If it rises to 800k, you put the 16k down and get the house for 700k with a loan of 684k and you are up 116k. The problem is right now you can no longer get financing with only 16k down on 700k and the odds of it appreciating is almost nil, so you will have just been renting for a 30% premium.

It’s almost just like stock options and if R/E were a stock would you really want to lock in today’s price and pay a fee for that privelige when it’s almost certain the price will not rise. In 2001 through 2004 it was a decent play but in 2008 it is a suckers bet.

[temeculaguy]

Lease option is better when values are rising and much worse when values are falling. It can also benefit someone short of a down payment.

standard L/O scenario is lets say you find a house that is on the market for 500k and would rent for $2500, the lease option might involve a minor downpayment, let’s say 5 or 10k and a rent of $3000, with $500 each month being deposited into an account being added to your 5 or 10k. The lease option can be set for finite amount of time, lets say 1 year. At the end of a year you will have added 6k to your potential downpayment kitty and you can now buy it for the price you agreed upon when you first moved in. If the value has fallen to 600k, you are out the entire kitty (16k) and you walk away. If it rises to 800k, you put the 16k down and get the house for 700k with a loan of 684k and you are up 116k. The problem is right now you can no longer get financing with only 16k down on 700k and the odds of it appreciating is almost nil, so you will have just been renting for a 30% premium.

It’s almost just like stock options and if R/E were a stock would you really want to lock in today’s price and pay a fee for that privelige when it’s almost certain the price will not rise. In 2001 through 2004 it was a decent play but in 2008 it is a suckers bet.

[temeculaguy]

Lease option is better when values are rising and much worse when values are falling. It can also benefit someone short of a down payment.

standard L/O scenario is lets say you find a house that is on the market for 500k and would rent for $2500, the lease option might involve a minor downpayment, let’s say 5 or 10k and a rent of $3000, with $500 each month being deposited into an account being added to your 5 or 10k. The lease option can be set for finite amount of time, lets say 1 year. At the end of a year you will have added 6k to your potential downpayment kitty and you can now buy it for the price you agreed upon when you first moved in. If the value has fallen to 600k, you are out the entire kitty (16k) and you walk away. If it rises to 800k, you put the 16k down and get the house for 700k with a loan of 684k and you are up 116k. The problem is right now you can no longer get financing with only 16k down on 700k and the odds of it appreciating is almost nil, so you will have just been renting for a 30% premium.

It’s almost just like stock options and if R/E were a stock would you really want to lock in today’s price and pay a fee for that privelige when it’s almost certain the price will not rise. In 2001 through 2004 it was a decent play but in 2008 it is a suckers bet.

[temeculaguy]

Lease option is better when values are rising and much worse when values are falling. It can also benefit someone short of a down payment.

standard L/O scenario is lets say you find a house that is on the market for 500k and would rent for $2500, the lease option might involve a minor downpayment, let’s say 5 or 10k and a rent of $3000, with $500 each month being deposited into an account being added to your 5 or 10k. The lease option can be set for finite amount of time, lets say 1 year. At the end of a year you will have added 6k to your potential downpayment kitty and you can now buy it for the price you agreed upon when you first moved in. If the value has fallen to 600k, you are out the entire kitty (16k) and you walk away. If it rises to 800k, you put the 16k down and get the house for 700k with a loan of 684k and you are up 116k. The problem is right now you can no longer get financing with only 16k down on 700k and the odds of it appreciating is almost nil, so you will have just been renting for a 30% premium.

It’s almost just like stock options and if R/E were a stock would you really want to lock in today’s price and pay a fee for that privelige when it’s almost certain the price will not rise. In 2001 through 2004 it was a decent play but in 2008 it is a suckers bet.

[temeculaguy]

Lease option is better when values are rising and much worse when values are falling. It can also benefit someone short of a down payment.

standard L/O scenario is lets say you find a house that is on the market for 500k and would rent for $2500, the lease option might involve a minor downpayment, let’s say 5 or 10k and a rent of $3000, with $500 each month being deposited into an account being added to your 5 or 10k. The lease option can be set for finite amount of time, lets say 1 year. At the end of a year you will have added 6k to your potential downpayment kitty and you can now buy it for the price you agreed upon when you first moved in. If the value has fallen to 600k, you are out the entire kitty (16k) and you walk away. If it rises to 800k, you put the 16k down and get the house for 700k with a loan of 684k and you are up 116k. The problem is right now you can no longer get financing with only 16k down on 700k and the odds of it appreciating is almost nil, so you will have just been renting for a 30% premium.

It’s almost just like stock options and if R/E were a stock would you really want to lock in today’s price and pay a fee for that privelige when it’s almost certain the price will not rise. In 2001 through 2004 it was a decent play but in 2008 it is a suckers bet.

[raptorduck]

Thanks TG!

[raptorduck]

Thanks TG!

[raptorduck]

Thanks TG!

[raptorduck]

Thanks TG!

[raptorduck]

Thanks TG!

[NotCranky]

I doubt you are confusing lease option with the option I told you about the other day RD? In any case they are different. I was talking about a option to purchase a home that is for not for sale but the owners know they want to sell in a year or two. The idea was and is along shot but not out of the question.

Lease/Option if you are renting what you like and aren’t paying extra for it would be fine too. Don’t pay extra for the option or the periodic rent.(this might get contradicted but let’s see)It is a hedge against being forced out of the rental after your lease expires and in the case that you would rather not leave. It could still work as a hedge against prices going down but let’s be serious. Do you really need that? I have not done one of these but I imagine you would not want the property to be encumbered above your option price and have stipulated in the option contract that it can’t be encumbered above this figure during the option period.
I don’t know. I never like to eliminate my “options”.

EDIT: You could also, as you probably know, just ask for a lease with an option to renew. How about a lease with an option to renew or purchase?

[NotCranky]

I doubt you are confusing lease option with the option I told you about the other day RD? In any case they are different. I was talking about a option to purchase a home that is for not for sale but the owners know they want to sell in a year or two. The idea was and is along shot but not out of the question.

Lease/Option if you are renting what you like and aren’t paying extra for it would be fine too. Don’t pay extra for the option or the periodic rent.(this might get contradicted but let’s see)It is a hedge against being forced out of the rental after your lease expires and in the case that you would rather not leave. It could still work as a hedge against prices going down but let’s be serious. Do you really need that? I have not done one of these but I imagine you would not want the property to be encumbered above your option price and have stipulated in the option contract that it can’t be encumbered above this figure during the option period.
I don’t know. I never like to eliminate my “options”.

EDIT: You could also, as you probably know, just ask for a lease with an option to renew. How about a lease with an option to renew or purchase?

[NotCranky]

I doubt you are confusing lease option with the option I told you about the other day RD? In any case they are different. I was talking about a option to purchase a home that is for not for sale but the owners know they want to sell in a year or two. The idea was and is along shot but not out of the question.

Lease/Option if you are renting what you like and aren’t paying extra for it would be fine too. Don’t pay extra for the option or the periodic rent.(this might get contradicted but let’s see)It is a hedge against being forced out of the rental after your lease expires and in the case that you would rather not leave. It could still work as a hedge against prices going down but let’s be serious. Do you really need that? I have not done one of these but I imagine you would not want the property to be encumbered above your option price and have stipulated in the option contract that it can’t be encumbered above this figure during the option period.
I don’t know. I never like to eliminate my “options”.

EDIT: You could also, as you probably know, just ask for a lease with an option to renew. How about a lease with an option to renew or purchase?

[NotCranky]

I doubt you are confusing lease option with the option I told you about the other day RD? In any case they are different. I was talking about a option to purchase a home that is for not for sale but the owners know they want to sell in a year or two. The idea was and is along shot but not out of the question.

Lease/Option if you are renting what you like and aren’t paying extra for it would be fine too. Don’t pay extra for the option or the periodic rent.(this might get contradicted but let’s see)It is a hedge against being forced out of the rental after your lease expires and in the case that you would rather not leave. It could still work as a hedge against prices going down but let’s be serious. Do you really need that? I have not done one of these but I imagine you would not want the property to be encumbered above your option price and have stipulated in the option contract that it can’t be encumbered above this figure during the option period.
I don’t know. I never like to eliminate my “options”.

EDIT: You could also, as you probably know, just ask for a lease with an option to renew. How about a lease with an option to renew or purchase?

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