Rent vs. Buy Calculator

Wondering whether to keep renting or finally buy? Enter your numbers and see which choice actually costs less over the years you plan to stay.

📖 How it works & FAQ

Monthly rent ($)

Rent growth (%/yr)

Years you'll stay

Home price ($)

Down payment (%)

Mortgage rate (%)

Loan term

Property tax (%/yr)

Maintenance (%/yr)

Home appreciation (%/yr)

What this calculator compares

Renting is easy to price: it is every rent check you will write while you stay, growing a little each year. Buying is messier — you pay a mortgage, property tax, and upkeep, but part of that money comes back to you as equity when you sell. This tool totals both sides over the years you plan to stay. For renting, it adds up your rent with annual increases. For buying, it adds your down payment, principal & interest, property tax, and maintenance, then subtracts the equity you finish with: your home's appreciated value minus the remaining loan balance. Whichever net cost is lower wins. Everything runs in your browser — nothing you type is sent anywhere.

Why equity changes the picture

A $2,100 mortgage payment is not the same as $2,100 in rent, because part of each payment pays down your loan, and the house itself usually appreciates. That is why the tool reports a net cost of buying rather than raw cash out the door. It also explains why time matters so much: in the early years most of your payment is interest and equity builds slowly, so short stays often favor renting while longer stays tilt toward buying. These figures are estimates only, not financial, tax, insurance, or legal advice.

How to use it

Enter your current monthly rent and a realistic annual rent increase.
Set how many years you expect to stay — this is the biggest lever.
Enter the home price, down payment percentage, mortgage rate, and loan term.
Adjust property tax, maintenance, and appreciation to match your area.
Read the verdict cards — results update instantly as you type.

FAQ

Does it include closing and selling costs?: No. Buying typically costs 2–5% up front and selling 6–10% of the sale price. If the result is close, those costs favor renting — you can approximate them by trimming the appreciation rate.
What appreciation rate should I use?: U.S. homes have historically appreciated around 3–4% per year nationally, but local markets vary a lot. Try a low and a high scenario.
What if I would invest the money I save by renting?: That is not modeled here. If you would reliably invest the down payment and any monthly savings, renting performs better than shown.
Is my information stored?: No. The math runs entirely on your device and nothing is uploaded or saved.