Buy a condo in LOTO?
 

The wife and I are concise ring buying a condo in LOTO. I'm looking for a little advise from people that have done this or spend lots of time on the lake. Ok, what we THINK we know...we want to look in Osage beach. We are looking for a condo that could use some fixing up. We want to avoid any place that seems to be heavy on special assessments. A well mangled facility is key.... That's about all we have at this point. Questions, what MM is most desirable for weekly renters ... We were thinking between MM 10-28... But in our last trip we found that the low MM seemed to have a lot of fun for people looking to go by car in the evening.... So now we are in the air about where to look. Should we look to use a management company or have a go at it with VRBO(maybe get a house not a condo). What size slip is needed... I'm thinking 10x30 min... As long as it's not a big deal if a renter had there nose sticking out. I feel a good protected slip is very important. Have any of you seen any success with this? We maybe go down 2-3 times a year... So this has to be an investment. We have no interest in being in the lake on Memorial Day,4th, or Labor Day... So premium times will be rented out.

1.) Pick location you like (we like Osage Beach).

2.) Figure out budget

3.) Figure out size 1bd, 2bd, 3bd+

4.) Make sure slip is as large as possible (35+', you think you won't get a bigger boat but you will).

5.) Make sure slip/ dock is protected by either wave break or other docks (don't want to have a slip on end of unprotected dock unless you enjoy gel coat repairs).

6.) If you wish to rent unit make sure rentals are allowed in the complex. I have never used a management company but when I rented one of my condos nightly i did it via vrbo. A lot of new tax implications being attempted by the county so be aware. I ended up turning my extra condo into a long term rental because of the hassle of nightly rentals.

7.) Association assessments can be checked out by your realtor but if you want the straight scoop go visit the pool area of the complex you are considering and ask some of the current owners and you will know real quick what you are working with.

8.) Lastly, figure out if you like ground floor unit (easy to take pets out, more social with neighbors, less stairs/elevator time), parking level unit or top floor unit (views, vaulted ceilings).

how long of term do you go? I hear of owners doing that, so you have no time to use it yourself? I'm assuming it's strictly an investment then. I can justify breaking even or losing a few bucks if I get to use the place. I should mention I will not be a cash buyer. My down payment would be used to help get the payment to where we are comfortable. I don't think I can justify tiring that money up if it's not atleast breaking evan with the ability to use it.

baywatch has his own condo that uses himself and a second condo in the same complex that he rents.

I would not buy a house to have mainly as a rental.

I have considered buying a condo at LOTO and have run the numbers. I am at LOTO 20-25 days a year.
I do get some very good deals by owning a timeshare also and average around $100/night.
I have run the numbers and without buying it outright, the numbers do not make sense for me to buy at this point.

If you need a realtor at LOTO, I would highly recommend Terry Summers.

As Griff said the rental is strictly a rental and tenant is under 12 month lease. You will be hard pressed to cover full debt service if you are financing property. I would think covering the HOA expenses and maybe 4 months of debt service is a more realistic goal. One big expense when we did nightly rentals was the cleaning costs that you don't realize you will end up spending a ton on.


Griff has the right idea with his rental approach and I do something similar in Colorado during the winter months. I spend 40+ nights a winter in the mountains but the type of property I would want to buy would be in he $600k range and when I can stay for $150 a night or lease a large house for $2500 a week it just doesn't make sense to have 12 months of debt service. For us the LOTO properties are only 2 hours away and we also have a place to leave the boat so it works out but if you are strictly doing the numbers from a financial perspective renting for the time you are down is going to be way more cost affective unless you are planning to be down every weekend 10 months a year.

I would also add, most people think they want to rent out their places when they buy them, thinking they can use it themselves when they want. Just to find out, 1) it is ALWAYS rented when you want to use it and 2) people DO NOT take care of your stuff like it was there own. When you pay to have the place nice the way you like it, it is not generally the quality you would want for renters to use.

In other words, it usually turns into a unit that is full time rental, or one that is for your personal use only.

Full time rentals at the lake (6-12 month leases) are in high demand, and the opportunities there are good, but nightly rentals are seasonal and competitive. Also there is a tax issue going on right now, so daily rentals may be an issue in the future? It is in the courts. I am guessing the owners will win, but... At some point the tax man will come calling, one way or another....

If you go 2-3 times a year then just rent someone else's unit.....

In Florida everyone has the keys fantasy....buy it, rent it, use it for free. Math rarely works out and the traffic "BLOWS." Unless I had access to private aircraft I would never buy anything in the keys (one road in/out).

My buddy was at LOTO last weekend from St Louis. He stayed with a friend and rode around in his Formula all weekend. So I asked him Monday would he buy a place there. Answer: No way, even winning the powerball he would just rent for a week or two a year.

At this point the math is not working out.... But we shall see what our realtor comes up with. I'm really starting to lean towards the low MM's. Keep your opinions coming and I will keep this thread updated for anyone whom is thinking about doing the samething.

HGTV has a show called Lakefront Bargain Hunt....I watched the LOTO episode a couple weeks back. They were looking for condos as well...not sure if it would be any help to you.
Sucks that you have to pay to watch it on youtube.
https://www.youtube.com/watch?v=qoL6qXpum7k


BUT, there's lots of powerboat footage on the show....including some of Griff's AT.

I sure wish I bought into this late 70's early 80's....practically couldn't give away some prime property then. Back then, it was just hillbillies and fireworks stands and it kinda intimidated us city folk :-) I was very close to doing this but then I had to move to new england, where the western part of MA has even more hillbillies and rednecks than LOTO LOL :-)

Really??????????? First I've heard that.

I know Terry Summers is the realtor on the show, but had no idea my boat was in it.
I think I'm going after some royalty fees:lolhit:

^ this. I currently own 2 houses at the lake. 1 rental and 1 is our residence. The rental does not pay for itself as much as I'd like it to. But, we are 70% into the note and hope to retain the property until we retire at which point we'll either sell it or keep on renting it.

Yea, I figured you already knew. Lol.

Looks, like the footage was from one of the SOTPR. Nice shot of Recovery too, with the side blurred out. Lol

Anybody have any prices they want to share for a year long rental?
I thought about doing the same thing the OP wants to do but the numbers just didn't work out, especially considering I would be at the lake most of the big weekends. It's cheaper for me to rent a place or stay with friends the 8-10 weekends a year I'm there. I'm also convinced I would go more often if I had my own place all the time so renting a house/condo for a year might be a good way to see how much I would use it and see if its feasible to buy a place of my own.

I'd be in on a 1/2 & 1/2 LOTO timeshare. It seems the big problem with that is holiday weekends but as long as it's a two+ bedroom & 2 bath, both timeshare holders can still enjoy the holiday weekends at the same time. (Wouldn't bother me as long as there is still room to park the boat) Normal timeshare the rest of the year.

your fenders were still hanging while running. ;)

http://imgur.com/WT1kyBJ.jpg

http://imgur.com/alFrrKZ.jpg

http://imgur.com/GKw9rDf.jpg

Doh!!!!!!!!!! 20 seconds in 2008 at SOT and immortalized on youtube forever :lolhit:


The screenshot posted by Wasted Income is from 2013 SOT and Mike Summers should be just off to my right.
About the 2:30 min mark https://www.youtube.com/watch?v=_J8iy0f8DG0

It is hard to film on the lake and Recovery not end up in your footage! :lolhit: He was out again this weekend! Love it!

:)

I have some units: 3 beds 2 bath with slip. I also have some conditioned commercial space left for storage or small business. All our located in Osage Beach. Feel free call me 816-298-4998

I am at the 4mm main channel. My neighbor owns the house next door and it is rented ALL the time. We are down hwy W, W-12 to be exact so it's not like the place is close to anything by car. But the place has the main channel view and for renters I think they really enjoy watching the action of the main channel rather than looking at a house across the calm cove. My .02.

We own a couple of units at the 17mm. One which we use personally and the other is a long term rental. We get $850 a month for a 2bdrm 2bath unit second tier unit, NO slip. Renter pays utilities, We pay the monthly HOA fee of $222.12, taxes are $457.80 for the year. Insurance cost is $400. Unit cost was $115K. Should give you enough info.

My neighbor rents his unit short term. He gets $120-140 nightly plus cleaning fee. He uses VRBO and Flipkey. He blocks out the times he wants to use it and rents it the other times. He says he's getting about 75 - 90 paid days a year out of his. He has his personal boat in his slip, so if the renters need a slip, which is rare(suprised me) he arranges one for them from the few vacant slips in our complex. I rented him my extra slip for 5 days at $15 a day until i rented to another unit owner for the year.

After 14 years in a condo, just this weekend we moved into our new to us house (a complete remodel). I would not even consider buying without the aid of Terry Summers. It took a few years to find what we wanted, and he was engaged all the way. A few of the main points to us were:

Osage Beach location with good streets. You would be amazed at some of the goat trails around the lake that leads to huge homes.

City water/City sewer as we do not want to deal with any of those issues.

14-23mm by water. If you are too close to the dam, you can only go one way, and you see the same old stuff. Being at the 18mm (condo was at the 20), you can have choices on which way to go, and within 20 miles each way there are a ton of things. In fact, within 5 miles are plenty of bars, gas docks, and cove out spots.

East side of toll bridge was important. Probably more of a pain than the cost, but there, nonetheless.

Osage Beach is fastest to get to from home, especially with the bypass. It is easy to tack on 15-30 minutes onto your drive. 5 hours was enough for us.

We have a 1350 sq ft 2 bad/2ba that we have slept up to 14 in with inflatable mattresses. I always like the ground floor, as it gives more emergency exits and it is much, much easier dragging stuff to and from the boat. LOTS of condos have 50 steps getting down to the dock. Being a bit of a slip whore, I have 3. A 16x44 for the formula, a 10x22 for the jet skis, and a 10x22 for the bass boat. I can't imagine having no slip or even just 1!

That all said, I have been from one end of this lake to the other, and every part of it is awesome. Always plenty to do! Are you coming for the Shootout?

We have a house and get down every weekend, you are only 90 minutes north of us so you can get there more then you think. Renters will not maintain your stuff the way you want. Our house is at the 28mm and we like it down that way, our condo was at the 19mm Lands End. Close to stuff by land but hated the condo associations and all their BS. Before we bought we rented a two bedroom condo at Lands End for 14,400 a year. But after doing the math we bought a 4 bedroom house for the same money. The condos may not let you swim off the docks, when you own your house you can swim when you want.
Good luck on your choice it is a blast.

My sister has a 2 bedroom, 2 bath unit at the 17mm that she is considering leasing long term (6 to 12 months). It is a 2nd tier unit with a great view of Pogue Hills Cove (same cove as Marine Max). It would be fully furnished and a 10x24 slip would be included. Let me know if interested.

FWIW: It's Pogue Hollow Cove

Thanks John. Could have sworn that is what I was typing. Didn't go back and check what it read though.

Yes Pogue HOLLOW not Hills. Although there are a bunch of hills