Rent vs Buy Calculator
Compare the long-term cost of renting versus buying a home.
Best for: Use it before a move to decide whether to rent or buy given how long you expect to stay.
Input
How it's calculated & sources
- Assumed appreciation and rent growth
- Fixed rate
- Transaction costs estimated
Free & no sign-up · runs entirely in your browser. Results are estimates for general information, not professional advice — verify important decisions with a qualified expert. Last reviewed June 2026.
How it works
Renting: rent compounded by your annual rent increase. Buying: mortgage + down payment + property tax + maintenance + insurance + selling costs, minus the home value at sale. The renter is also credited with investing the down payment.
Example
$2,000 rent vs a $400,000 home ($80,000 down, 7% / 30 yr): with realistic costs, buying usually wins only after several years.
Frequently asked questions
What costs are included now?+
Rent inflation, property tax, maintenance, insurance, selling costs, and the opportunity cost of investing the down payment — a far more realistic comparison.
Should I always buy?+
Usually not if you'll move within a few years — set 'Years you'll stay' and compare: selling costs plus interest-heavy early payments favor renting on short stays.
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