Calculator
Rent vs. buy calculator
Adjust any assumption — results update instantly.
After 10 years
Renting wins
Projected net worth is $34,380 higher if you rent and invest the difference.
No break-even: buying does not catch up with renting within 10 years.
Buyer net worth
$261,393
Sale proceeds $261,393
Renter portfolio
$295,773
Upfront cash + monthly savings, invested
Difference
−$34,380
Buyer minus renter (negative = renting ahead)
Net worth over time
Buyer: home value − selling costs − loan balance (+ any savings invested). Renter: investment portfolio.
Monthly ownership cost
First month. Taxes, insurance and maintenance rise with home value.
$3,272 /mo
vs. renting $2,417 /mo (rent + renter's insurance)
- Principal$310
- Interest$2,025
- Property tax$413
- Insurance$150
- HOA$0
- Maintenance$375
Principal vs. interest
Mortgage payments over 10 years. P&I: $2,335/mo.
- Principal paid (becomes equity)
- $52,916
- Interest paid
- $227,278
- Remaining loan balance
- $307,084
Cash out vs. true cost
- Buyer cash outflow (incl. upfront)
- $514,427
- Buyer total cost (after selling)
- $253,034
- Renter total cost (rent + insurance)
- $332,160
Total cost = money spent minus what you get back. Investment growth isn't subtracted here; it's in net worth.
What moves your result most
How the final difference changes if one assumption shifts, holding the rest steady.
- Home appreciation (+1 point per year)+$49,455 toward buying
- Mortgage rate (+1 point)−$46,740 toward renting
- Current rent (+10%)+$44,073 toward buying
- Investment return (+1 point per year)−$24,707 toward renting
Year by year
| Year | Home value | Loan balance | Buyer net worth | Renter portfolio | Difference |
|---|---|---|---|---|---|
| 1 | $463,500 | $356,163 | $79,527 | $120,415 | −$40,889 |
| 2 | $477,405 | $352,059 | $96,701 | $137,809 | −$41,108 |
| 3 | $491,727 | $347,670 | $114,554 | $155,695 | −$41,141 |
| 4 | $506,479 | $342,975 | $133,116 | $174,085 | −$40,969 |
| 5 | $521,673 | $337,953 | $152,420 | $192,992 | −$40,572 |
| 6 | $537,324 | $332,581 | $172,503 | $212,430 | −$39,927 |
| 7 | $553,443 | $326,835 | $193,402 | $232,413 | −$39,012 |
| 8 | $570,047 | $320,689 | $215,155 | $252,955 | −$37,801 |
| 9 | $587,148 | $314,115 | $237,804 | $274,070 | −$36,266 |
| 10 | $604,762 | $307,084 | $261,393 | $295,773 | −$34,380 |
Estimates only. Results depend entirely on the assumptions above and do not predict future home prices, rents or investment returns. Not financial advice. Educational disclaimer