Rent vs. Buy Calculator

Compare the total 30-year financial cost of buying vs. renting a home, year by year.

A directional planning tool based on standard time-value-of-money assumptions — not a forecast.

Scenario inputs

Home price ($)

Down payment ($ or %)

Enter an amount, or a percent (e.g. 20 = 20%). Percent drives the PMI trigger.

Mortgage rate (% APR)

Loan term (years)

Monthly rent ($)

Rent growth (%/yr)

Property tax rate (% of value/yr)

Maintenance rate (% of value/yr)

Home appreciation (%/yr)

Investment return on savings (%/yr)

Homeowner's insurance ($/yr)

Default = national avg for a $300k dwelling (Insurance.com 2026).

HOA / condo fees ($/mo)

Renters insurance ($/mo)

Closing costs (% of price)

Selling cost (% of price, at exit)

Excluded from the core model by default. Check below to include at exit.

Include selling costs at exit

Holding period (years)

Holding period: 10 years

Advanced options

Marginal tax rate (% — deduction valuation)

Utilities ($/mo, optional)

Buyer itemizes / uses advanced mode

The deduction only materializes if the buyer itemizes. Set marginal rate to 0 if you take the standard deduction.

Results

Break-even year

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True monthly buy cost (yr 1)

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P&I + taxes + ins + maint + PMI + HOA

Monthly rent cost (yr 1)

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Rent + renter's insurance

$ gap at holding period

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Monthly buy breakdown (year 1)

Cumulative cost of buying vs renting

5% rule quick check: home price × 5% ÷ 12 gives a rough monthly “true” housing-cost benchmark.

Excluded / not modeled: moving costs, improvements, rental income, sequence‑of‑returns risk, lifestyle value.

Data sources: BuyOrRent methodology; Freddie Mac amortization; Insurance.com 2026; IRS tax brackets.

Directional guidance — not a forecast.