Why does how long I stay matter?

Buying comes with upfront costs, like closing costs, and selling costs when you move. The longer you stay, the more time you have to build equity and spread out those costs.

What does this calculator leave out?

It can't account for everything, like the freedom of renting or the pride of owning a home that's yours to personalize. It's one piece of the decision, and I'm always happy to talk through the rest.

Free tool for buyers

Rent vs. buy calculator

Wondering if it's time to stop renting? This calculator compares the long-term costs of renting and buying so you can see how the numbers play out over time.

Renting

Current monthly rent

Expected yearly rent increase

Buying

Home price

Down payment

Interest rate

Default rate last updated October 1, 2026. Your actual rate depends on your lender and credit.

Loan term

Property tax rate

Insurance (yearly)

Maintenance (yearly, % of value)

Closing costs when buying

The long run

Years you plan to stay:

Home appreciation (yearly)

Return if invested instead

Selling costs when you sell

Net wealth over time

Enter your rent and a home price to compare.

Year 1

Buying
Renting



Total rent paid
Total cost of owning

Net wealth for buying is the home's value minus the loan balance and selling costs. For renting, it's the down payment and closing costs invested instead. Either way, any monthly savings are invested at the same return.

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Questions people ask

Why does how long I stay matter?: Buying comes with upfront costs, like closing costs, and selling costs when you move. The longer you stay, the more time you have to build equity and spread out those costs.
What does this calculator leave out?: It can't account for everything, like the freedom of renting or the pride of owning a home that's yours to personalize. It's one piece of the decision, and I'm always happy to talk through the rest.

This calculator provides estimates for illustration only. It is not a loan approval, a guarantee of financing, or financial, tax, or legal advice. Talk with a licensed lender, attorney, or tax professional about your specific situation.

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Ready to get pre-approved?

A pre-approval is the best next step before you start touring homes. I'm happy to connect you with a lender and talk through your numbers.

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