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The answer in most cases is "yes". This post is full of the kinds of flawed arguments that usually accompany pro-rent arguments -- which do a real disservice i
by bane 9y ago
The answer in most cases is "yes".
This post is full of the kinds of flawed arguments that usually accompany pro-rent arguments -- which do a real disservice in identifying those cases where the answer is "No".
Breaking down the problems by section:
Equity
"Here’s the rub: Only a small slice of your mortgage payment builds equity."
There you go, the article defeats itself not even a full screen below the correct answer.
If you rent, 0% of your monthly payments build equity.
If you own, X% of your monthly payments build equity.
X > 0
It attempts to list all the parts of a mortgage payment as if itemizing it makes the equity earned meaningless.
Your mortgage consists of four parts:
Principal (the equity-building piece)
Interest
Taxes
Insurance
This is basically correct, but the case for "Your rent consists of the same four parts + two additional parts where the property owner may make a profit off of you as well as some additional money to cover various expenses that they'd rather not pay for out of pocket."
Again, nothing in this section invalidates that building equity is better than not.
One way of thinking about renting is that you pay all of this, plus the extra stuff and in the end you've built equity for somebody else and none for you.
Opportunity cost
I didn't bother to read this to be honest, these sections are almost entirely filled with notions that "if I just invested my money in horse farms or leverage backed security instruments I'd make more money in the long run" blah blah blah. The logical flaw in these are usually pretty easy to spot as they involve a scenario setup that's not like-for-like (meaning the same house as a renter vs. as a buyer) and focus on weird time frames like the lifetime of the loan not the life of the person.
In other words, at the end of 30 years, the rent may have made more money in some scenario of a perfect investor, but then they still have to rent to have a place to live. The homeowner now owns their property free and clear and can do all kinds of things with it, and their now future income is entirely liquid.
Should I rent of buy
Do what you want! But don't follow the flawed arguments in this blog. Here's what it really comes down to, do you want your money to be more liquid and your location to be more mobile? Then rent.
Do you want to own large amounts of assets that can be liquidated in a few months (in most places) or that you can live in virtually free in the future? Then buy.
Bonus: if you buy, you can end up in a situation where you just have other people literally giving you money to pay your mortgage away...it's called being a landlord. You can even do it with parts of your property, like a bedroom or a basement. Over time you can own a property outright, rent it out, and use that rent to service another mortgage in a property where you live meaning you live virtually free and accrue assets at a frightening rate.
edit once again, here's probably the best post written on the subject.
http://assayviaessay.blogspot.com/2014/04/rent-or-buy.html http://assayviaessay.blogspot.com/2014/04/rent-or-buy.html
- conanbatt 9y ago> In other words, at the end of 30 years, the rent may have made more money in some scenario of a perfect investor, but then they still have to rent to have a place to live. The homeowner now owns their property free and clear and can do all kinds of things with it, and their now future income is entirely liquid. Not perfect investor, any investor that put their money in an index fund. Vanguard had a trillion and a half assets in 2010~ and those assets tripled while houses doubled. Edit: I took a look at the link you provided below and its not thorough. The author should have found something weird in the fact that in the calculations he concludes that being a property owner is 1.6 million richer than the renter, and not meaning that inequivocally everyone would conclude that renting is so bad it should be illegal. The most glaring mistakes are that he takes mortgage payments and renting as the same, which cant be true in a reasonable market, and that the renter starts with 0 while the mortgage taker starts with the downpayment.
- bane 9y ago> Not perfect investor, any investor that put their money in an index fund. Vanguard had a trillion and a half assets in 2010~ and those assets tripled while houses doubled. You are still making the typical errors. Here, I'll put it in simple terms and maybe this will help the scales fall from your eyes about why real estate is a very popular investment strategy and real estate investors aren't all just a bunch of morons who should have pumped their money into Vanguard index funds. As a renter, YOU ARE BUYING SOMEBODY ELSE'S PROPERTY FOR THEM.
- conanbatt 9y agoHah, I'll give you another explanation. You always have a a due to pay rent. There is no way too avoid that. When you buy a property you become the recipient of the rent you pay: if you pay rent to yourself, you still have to take it from your paycheck, and the landlord gets his profit. If you dont, then the landlord(yourself) is giving you a place for free. This explanation is practical in the following sense: you are thinking of buying property, and on the same block you see 2 houses that are identical in every regard except one: one is offered at rent at below market price. Which is the best strategy?