Rent vs Buy Calculator – Compare Housing Costs
Compare the total cost of renting vs buying a home over time. Free rent vs buy calculator with appreciation, taxes, and equity analysis.
Last updated: 2026-03-09
Rent vs buy comparison
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Starter Home
Urban Condo
Suburban Family Home
How the Rent vs Buy Comparison Works
This calculator compares the total cost of renting over your chosen period against the total cost of buying (including mortgage payments, taxes, insurance, and maintenance), factoring in the equity you build through home appreciation.
Rent is projected to increase annually at your specified rate. The buy cost includes the down payment, total mortgage payments (principal + interest), property taxes, insurance, and maintenance.
The net difference subtracts your final home equity from the total buy cost, then compares it to total rent. This gives a simplified but useful picture of which option costs less over the full term.
This is a simplified model. Real-world factors like tax deductions, opportunity cost of the down payment, closing costs, and selling costs can shift the balance. Use this as a starting point for your analysis.
Rent vs buy FAQs
Answers to common questions about renting versus buying.
When does buying make more sense than renting?
Buying tends to win when you plan to stay 5+ years, home appreciation exceeds rent increases, and your mortgage rate is reasonable. The longer you stay, the more equity you build and the more rent increases compound against you.
What costs does this calculator include?
For buying: down payment, mortgage principal and interest, property taxes, homeowner's insurance, and maintenance. For renting: monthly rent with annual increases. It does not include closing costs, PMI, HOA fees, or tax deductions.
Should I count home appreciation as a guaranteed return?
No. Historical home appreciation averages 3-4% annually, but it varies significantly by location and time period. Some areas appreciate much faster, while others may stagnate. Use conservative estimates for planning.
What about the opportunity cost of the down payment?
This is an important factor not fully captured here. The money used for a down payment could potentially earn returns in the stock market. If expected investment returns exceed home appreciation, renting and investing the difference may be better.
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Disclaimer
This comparison uses simplified assumptions about appreciation, maintenance, taxes, and opportunity cost. Actual costs of homeownership and renting vary significantly by location and personal circumstances. This is not financial advice.
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