Rent vs Buy Calculator

True cost comparison over time — including opportunity cost, appreciation, and taxes.

Buying Costs

Property Tax (% of value/year)

Annual Home Appreciation (%)

Maintenance (% of value/year)

HOA ($/month)

Homeowners Insurance ($/month)

Shared Assumptions

Investment Return (%)

What you'd earn investing the down payment & monthly savings

Years to Compare: 10

5 yrs30 yrs

Rent Net Worth

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Buy Net Worth

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Break-even Year

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Rent (year 1)—

Renter's Insurance~$15

Total (yr 1)—

Mortgage P&I—

Property Tax—

Insurance—

Maintenance—

HOA—

Total (yr 1)—

Year	Rent Net Worth	Buy Net Worth	Advantage

Rent net worth: Down payment invested at your return rate, plus investing monthly savings (when renting is cheaper) or minus monthly shortfall (when buying is cheaper).
Buy net worth: Home equity (appreciated value minus remaining mortgage) minus transaction costs (closing ~3%, selling ~6%).
Break-even: The year buying net worth first exceeds renting net worth.
Opportunity cost: The down payment could be invested — this is included in renting net worth.
This is a simplified model. Consult a financial advisor for major decisions.

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