Rent vs Buy Calculator
A simple side-by-side comparison of renting and buying for the years you plan to stay.
Inputs
Result
Visual breakdown
Formula
Buy monthly = P&I + tax/12 + insurance/12 + maintenance/12. Total buy = down + buy monthly × months. Total rent = rent × months. Break-even = down ÷ (rent − buy monthly) when buying is cheaper monthly.
Example
$2,500 rent vs $400k home, $80k down, 7% / 30 yr over 7 years — see which total is lower.
Related: Affordability · Down payment · Runway
How to use
- Enter your current or expected rent.
- Enter the home price, down payment and loan terms.
- Add annual property tax, insurance and maintenance.
- Set the number of years you realistically plan to stay.
When it's useful
- Deciding whether to keep renting another year.
- Comparing a specific home against your current rent.
- Gut-checking short-stay vs long-stay scenarios.
Common examples
Frequently asked
Does this include home appreciation?
No — assumptions are kept simple and transparent. Real outcomes depend on home value changes and investment returns on the down payment.
Does it model equity built?
No. Treat the total-buy figure as an out-of-pocket comparison, not a net wealth comparison.
What about closing costs?
Not included here — use the Closing Cost calculator and add those to the down payment for a more complete picture.
Why does buying often win over long stays?
Fixed payments stop after the loan ends and one-time costs (down, closing) spread across more years.
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More money & work →Simple comparison only — not financial advice.