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🏠 Rent vs Buy Calculator

Compare the financial outcome of buying vs renting over 10 years. See the break-even year, wealth difference, and whether buying or renting builds more net worth.

📍 Property Address (optional)
InputsYour Numbers
Buying Costs
Home Purchase Price?
$
Down Payment %?
%
Mortgage Rate %?
%
Property Tax / mo?
$
Homeowner Insurance / mo?
$
Expected Appreciation % / yr?
%
Renting Alternative
Current Monthly Rent?
$
Annual Rent Increase %?
%
Investment Return if Renting %?
%
Projection
Years to Compare?
Pro Forma
Higher Purchase Price?
$
Higher Monthly Rent?
$
As-Is AnalysisCurrent
Enter values to see results
Buy Ahead by Yr 10
--
net wealth difference
Break-Even Year
--
when buying wins
Monthly Buy Cost
--
PITI + maintenance
Monthly Rent Cost
--
current rent
10-Year Wealth Comparison
Buy: Home Equity (10 yr)--
Buy: Total Costs (10 yr)--
Buy: Net Wealth--
Rent: Down Pmt Invested--
Rent: Total Costs (10 yr)--
Rent: Net Wealth--
Pro FormaAfter Plan
Enter pro forma values
Higher Price - Buy
--
10-yr net wealth
Higher Rent - Rent
--
10-yr net wealth
Winner
--
at higher price
Wealth Difference
--
buy vs rent
Pro Forma Comparison
Buy Net Wealth (higher price)--
Rent Net Wealth (higher rent)--
Buying Advantage--

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1
Enter the Home Purchase Costs
Price, down payment, rate, property tax, and insurance. These are your monthly carrying costs as a buyer.
2
Enter the Rental Alternative
What would it cost to rent a comparable place? Enter current rent and expected annual increases.
3
Set Investment Return if Renting
If you rent instead of buying, you could invest the down payment. Enter an expected investment return (S&P 500 averages ~10%, conservative is 6-8%).
4
Set Appreciation and Years
At what rate do you expect home prices to appreciate? Over how many years? Buying almost always wins eventually; the question is how long it takes.
5
Find the Break-Even Year
The calculator shows the year when buying first outperforms renting in net wealth. Before that year, renting may be the better financial choice.
6
Remember Non-Financial Factors
This calculator only measures financial outcomes. Stability, freedom, school districts, and quality of life also matter. The best choice depends on your specific situation.

The rent vs buy question is more complex than it appears. Buying builds equity and hedges against rent increases. Renting preserves liquidity and allows you to invest the down payment in potentially higher-returning assets.


Buying tends to win when: you plan to stay 7+ years, appreciation is strong, and rent is high relative to home prices. Renting tends to win when: you plan to move within 5 years, home prices are high relative to rents (high GRM/low cap rate markets), and you have strong investment alternatives for the down payment.


The price-to-rent ratio is a useful shortcut: annual price / annual rent. Below 15x often favors buying; above 20x often favors renting.

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Full analysis sent free to your inbox.