Rent vs Buy Calculator
Should you rent or buy? Compare the true costs of renting versus buying a home with detailed year-by-year financial analysis.
Buying Costs
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Renting Costs
Enter details about renting
Investment & Tax Assumptions
How long do you plan to stay?
The Rent vs Buy Decision
Deciding whether to rent or buy is one of the biggest financial decisions you'll make. The answer depends on many factors including your financial situation, local market conditions, how long you plan to stay, and your personal preferences.
Key Factors to Consider
- Time Horizon: How long will you stay? Buying typically requires 3-7 years to break even.
- Local Market: Price-to-rent ratios vary dramatically by location.
- Opportunity Cost: What else could you do with down payment money?
- Lifestyle Flexibility: Renting offers more mobility; buying provides stability.
- Financial Goals: Building equity vs. investing in other assets.
True Costs of Buying
Upfront Costs
- Down Payment: 3-20% of home price
- Closing Costs: 2-5% of home price
- Home Inspection: $300-$500
- Appraisal: $300-$600
- Moving Costs: Varies
Ongoing Costs
- Mortgage (P&I): Principal and interest payments
- Property Tax: 0.5-2.5% of home value/year
- Home Insurance: $1,000-$3,000/year
- Maintenance: 1-2% of home value/year
- HOA Fees: $0-$500+/month
- PMI: If down payment < 20%
Renting vs Buying Benefits
Benefits of Renting
- ✓ Lower upfront costs
- ✓ No maintenance responsibility
- ✓ Flexibility to relocate
- ✓ Predictable monthly costs
- ✓ No market risk on property value
- ✓ Can invest savings elsewhere
- ✓ Access to amenities (pool, gym)
Benefits of Buying
- ✓ Build equity over time
- ✓ Potential appreciation
- ✓ Tax benefits (mortgage interest, property tax)
- ✓ Fixed mortgage payment (with fixed rate)
- ✓ Freedom to customize/renovate
- ✓ Stability and community roots
- ✓ Forced savings mechanism
Understanding Break-Even
The break-even point is when buying becomes financially better than renting. This typically occurs between 3-7 years but varies significantly based on:
Market Conditions
In hot markets with high appreciation, break-even comes sooner. In stagnant markets, it takes longer.
Price-to-Rent Ratio
If home prices are 15-20x annual rent, buying may be better. Above 20x, renting is often preferred.
Interest Rates
Higher rates mean more goes to interest vs. equity, extending the break-even timeline.
The 5% Rule
A quick way to compare renting vs buying: multiply the home price by 5% and divide by 12 for monthly "unrecoverable" cost of owning.
Monthly Ownership Cost ≈ Home Price × 5% ÷ 12The 5% includes:
- ~3% opportunity cost of down payment
- ~1% property tax
- ~1% maintenance and insurance
Example: $400,000 home × 5% ÷ 12 = $1,667/month
If rent is below $1,667, renting may be better. Above, buying may be better.
Common Mistakes
Comparing Mortgage to Rent
Your mortgage payment isn't your only cost. Property tax, insurance, maintenance, and opportunity cost add 50%+ to monthly expenses.
Ignoring Opportunity Cost
Your down payment could be invested elsewhere. An 80k down payment at 7% returns grows to $140k+ in 10 years.
Assuming Appreciation
Home values don't always go up. From 2006-2012, many markets dropped 30-50%. Don't assume future appreciation.
Underestimating Maintenance
Roofs, HVAC, appliances, plumbing—they all need replacing. Budget 1-2% of home value annually.
Frequently Asked Questions
How long should I plan to stay to make buying worthwhile?
Generally, 5-7 years is the minimum to recover transaction costs (closing costs, realtor fees when selling). In high-appreciation markets, it may be less; in stagnant markets, more.
Is renting "throwing money away"?
No. Renting pays for a service (housing). Much of homeownership cost is also "thrown away" on interest, taxes, insurance, and maintenance. Both have recoverable and unrecoverable costs.
What about building equity?
Building equity through mortgage payments is one form of saving. However, renters can build wealth by investing their savings in stocks or other assets. The question is which method builds more wealth.
How do tax benefits affect the decision?
Mortgage interest and property taxes can be deducted if you itemize. However, with the higher standard deduction, many homeowners no longer benefit from itemizing. Don't overestimate tax savings.