Rent vs. Buy Calculator
Whether buying beats renting is mostly a question of how long you stay. This compares the two on their full cost year by year, so the answer comes out as a break-even point rather than a verdict.
RENTING
| Monthly Rent: | |
| Annual Increase: |
% |
| Renter Insurance: | |
| Monthly Utilities: |
BUYING – FINANCING
| Purchase Price: | |
| Down Payment: | |
| Closing Costs: | |
| APR Interest Rate: |
% |
| Monthly Mortgage*: |
BUYING – MONTHLY COSTS
| Home Insurance: | |
| Monthly Utilities: | |
| HOA Fees: | |
| Monthly Maintenance: | |
| Annual Property Tax: |
% |
| Annual Appreciation: |
% |
SETTINGS & PRESETS
Years to Compare:
* Monthly Mortgage is principal & interest only. Property tax, insurance, HOA, maintenance, and utilities are calculated separately. Buying cumulative totals include down payment and closing costs paid at purchase. Net Cost = Total Paid − Equity Built.
RESULTS AFTER 10 YEARS
Renting
Total Paid:
$273,420
Asset Value Built:
$0
Net Cost:
$273,420
Buying
Total Paid (incl. down pmt & closing):
$432,327
Home Value:
$469,214
Equity Built:
$253,094
Net Cost (paid − equity):
$179,232
Comparison
Break-Even Point:
Month 22 – 7/1/2028 (Year 2)
Buying saves you:
$94,187
Monthly Rent vs. Buy Schedule
| Mo. | Date | RENTING | BUYING | Buying Advantage | |||||
|---|---|---|---|---|---|---|---|---|---|
| Monthly Cost | Cumulative Paid | Monthly Cost | Cumulative Paid | Home Value | Equity | Net Cost | |||
| 1 | 10/1/2026 | $2,015 | $2,015 | $2,896 | $80,896 | $350,000 | $70,379 | $10,517 | -$8,502 |
| 2 | 11/1/2026 | $2,015 | $4,030 | $2,897 | $83,793 | $350,863 | $71,624 | $12,169 | -$8,139 |
| 3 | 12/1/2026 | $2,015 | $6,045 | $2,898 | $86,691 | $351,729 | $72,873 | $13,818 | -$7,773 |
| 4 | 1/1/2027 | $2,015 | $8,060 | $2,899 | $89,589 | $352,596 | $74,126 | $15,464 | -$7,404 |
| 5 | 2/1/2027 | $2,015 | $10,075 | $2,899 | $92,489 | $353,466 | $75,383 | $17,106 | -$7,031 |
| 6 | 3/1/2027 | $2,015 | $12,090 | $2,900 | $95,389 | $354,337 | $76,644 | $18,745 | -$6,655 |
| 7 | 4/1/2027 | $2,015 | $14,105 | $2,901 | $98,290 | $355,211 | $77,910 | $20,380 | -$6,275 |
| 8 | 5/1/2027 | $2,015 | $16,120 | $2,902 | $101,192 | $356,087 | $79,180 | $22,012 | -$5,892 |
| 9 | 6/1/2027 | $2,015 | $18,135 | $2,903 | $104,095 | $356,965 | $80,454 | $23,641 | -$5,506 |
| 10 | 7/1/2027 | $2,015 | $20,150 | $2,904 | $106,999 | $357,846 | $81,733 | $25,266 | -$5,116 |
| 11 | 8/1/2027 | $2,015 | $22,165 | $2,905 | $109,904 | $358,728 | $83,016 | $26,888 | -$4,723 |
| 12 | 9/1/2027 | $2,015 | $24,180 | $2,906 | $112,809 | $359,613 | $84,303 | $28,506 | -$4,326 |
| 13 | 10/1/2027 | $2,069 | $26,249 | $2,907 | $115,716 | $360,500 | $85,595 | $30,121 | -$3,872 |
| 14 | 11/1/2027 | $2,069 | $28,318 | $2,907 | $118,623 | $361,389 | $86,891 | $31,732 | -$3,414 |
| 15 | 12/1/2027 | $2,069 | $30,387 | $2,908 | $121,532 | $362,280 | $88,191 | $33,340 | -$2,953 |
| 16 | 1/1/2028 | $2,069 | $32,456 | $2,909 | $124,441 | $363,174 | $89,496 | $34,945 | -$2,489 |
| 17 | 2/1/2028 | $2,069 | $34,525 | $2,910 | $127,351 | $364,070 | $90,805 | $36,545 | -$2,020 |
| 18 | 3/1/2028 | $2,069 | $36,594 | $2,911 | $130,262 | $364,967 | $92,119 | $38,143 | -$1,549 |
| 19 | 4/1/2028 | $2,069 | $38,663 | $2,912 | $133,174 | $365,868 | $93,437 | $39,736 | -$1,073 |
| 20 | 5/1/2028 | $2,069 | $40,732 | $2,913 | $136,086 | $366,770 | $94,760 | $41,327 | -$595 |
| 21 | 6/1/2028 | $2,069 | $42,801 | $2,914 | $139,000 | $367,674 | $96,087 | $42,913 | -$112 |
| 22 | 7/1/2028 | $2,069 | $44,870 | $2,915 | $141,915 | $368,581 | $97,419 | $44,496 | +$374 |
| 23 | 8/1/2028 | $2,069 | $46,939 | $2,915 | $144,830 | $369,490 | $98,755 | $46,075 | +$864 |
| 24 | 9/1/2028 | $2,069 | $49,008 | $2,916 | $147,747 | $370,401 | $100,096 | $47,651 | +$1,357 |
| 25 | 10/1/2028 | $2,125 | $51,133 | $2,917 | $150,664 | $371,315 | $101,441 | $49,223 | +$1,910 |
| 26 | 11/1/2028 | $2,125 | $53,257 | $2,918 | $153,582 | $372,231 | $102,791 | $50,791 | +$2,466 |
| 27 | 12/1/2028 | $2,125 | $55,382 | $2,919 | $156,501 | $373,149 | $104,146 | $52,356 | +$3,026 |
| 28 | 1/1/2029 | $2,125 | $57,506 | $2,920 | $159,421 | $374,069 | $105,505 | $53,917 | +$3,590 |
| 29 | 2/1/2029 | $2,125 | $59,631 | $2,921 | $162,342 | $374,992 | $106,869 | $55,474 | +$4,157 |
| 30 | 3/1/2029 | $2,125 | $61,756 | $2,922 | $165,264 | $375,916 | $108,237 | $57,027 | +$4,729 |
| 31 | 4/1/2029 | $2,125 | $63,880 | $2,923 | $168,187 | $376,844 | $109,610 | $58,577 | +$5,304 |
| 32 | 5/1/2029 | $2,125 | $66,005 | $2,924 | $171,111 | $377,773 | $110,988 | $60,123 | +$5,882 |
| 33 | 6/1/2029 | $2,125 | $68,130 | $2,925 | $174,036 | $378,705 | $112,371 | $61,665 | +$6,465 |
| 34 | 7/1/2029 | $2,125 | $70,254 | $2,926 | $176,961 | $379,639 | $113,758 | $63,203 | +$7,051 |
| 35 | 8/1/2029 | $2,125 | $72,379 | $2,927 | $179,888 | $380,575 | $115,150 | $64,738 | +$7,641 |
| 36 | 9/1/2029 | $2,125 | $74,503 | $2,928 | $182,815 | $381,514 | $116,547 | $66,268 | +$8,235 |
| 37 | 10/1/2029 | $2,182 | $76,685 | $2,928 | $185,744 | $382,454 | $117,949 | $67,795 | +$8,890 |
| 38 | 11/1/2029 | $2,182 | $78,867 | $2,929 | $188,673 | $383,398 | $119,355 | $69,318 | +$9,549 |
| 39 | 12/1/2029 | $2,182 | $81,049 | $2,930 | $191,604 | $384,343 | $120,767 | $70,837 | +$10,212 |
| 40 | 1/1/2030 | $2,182 | $83,231 | $2,931 | $194,535 | $385,291 | $122,183 | $72,352 | +$10,879 |
| 41 | 2/1/2030 | $2,182 | $85,413 | $2,932 | $197,467 | $386,241 | $123,604 | $73,863 | +$11,550 |
| 42 | 3/1/2030 | $2,182 | $87,595 | $2,933 | $200,400 | $387,194 | $125,030 | $75,370 | +$12,225 |
| 43 | 4/1/2030 | $2,182 | $89,777 | $2,934 | $203,334 | $388,149 | $126,461 | $76,874 | +$12,903 |
| 44 | 5/1/2030 | $2,182 | $91,959 | $2,935 | $206,270 | $389,106 | $127,897 | $78,373 | +$13,586 |
| 45 | 6/1/2030 | $2,182 | $94,141 | $2,936 | $209,206 | $390,066 | $129,337 | $79,868 | +$14,272 |
| 46 | 7/1/2030 | $2,182 | $96,323 | $2,937 | $212,143 | $391,028 | $130,783 | $81,360 | +$14,963 |
| 47 | 8/1/2030 | $2,182 | $98,504 | $2,938 | $215,081 | $391,992 | $132,234 | $82,847 | +$15,658 |
| 48 | 9/1/2030 | $2,182 | $100,686 | $2,939 | $218,020 | $392,959 | $133,689 | $84,330 | +$16,356 |
| 49 | 10/1/2030 | $2,241 | $102,927 | $2,940 | $220,959 | $393,928 | $135,150 | $85,809 | +$17,118 |
| 50 | 11/1/2030 | $2,241 | $105,168 | $2,941 | $223,900 | $394,900 | $136,616 | $87,284 | +$17,884 |
| 51 | 12/1/2030 | $2,241 | $107,409 | $2,942 | $226,842 | $395,874 | $138,087 | $88,755 | +$18,654 |
| 52 | 1/1/2031 | $2,241 | $109,650 | $2,943 | $229,785 | $396,850 | $139,563 | $90,222 | +$19,428 |
| 53 | 2/1/2031 | $2,241 | $111,891 | $2,944 | $232,729 | $397,829 | $141,044 | $91,685 | +$20,206 |
| 54 | 3/1/2031 | $2,241 | $114,132 | $2,945 | $235,674 | $398,810 | $142,530 | $93,143 | +$20,988 |
| 55 | 4/1/2031 | $2,241 | $116,373 | $2,946 | $238,620 | $399,793 | $144,022 | $94,598 | +$21,775 |
| 56 | 5/1/2031 | $2,241 | $118,614 | $2,947 | $241,566 | $400,779 | $145,518 | $96,048 | +$22,566 |
| 57 | 6/1/2031 | $2,241 | $120,855 | $2,948 | $244,514 | $401,768 | $147,020 | $97,494 | +$23,361 |
| 58 | 7/1/2031 | $2,241 | $123,096 | $2,949 | $247,463 | $402,759 | $148,527 | $98,936 | +$24,160 |
| 59 | 8/1/2031 | $2,241 | $125,336 | $2,950 | $250,413 | $403,752 | $150,039 | $100,373 | +$24,963 |
| 60 | 9/1/2031 | $2,241 | $127,577 | $2,951 | $253,363 | $404,748 | $151,557 | $101,807 | +$25,771 |
| 61 | 10/1/2031 | $2,302 | $129,879 | $2,952 | $256,315 | $405,746 | $153,079 | $103,236 | +$26,643 |
| 62 | 11/1/2031 | $2,302 | $132,181 | $2,953 | $259,268 | $406,747 | $154,608 | $104,660 | +$27,520 |
| 63 | 12/1/2031 | $2,302 | $134,482 | $2,954 | $262,222 | $407,750 | $156,141 | $106,081 | +$28,402 |
| 64 | 1/1/2032 | $2,302 | $136,784 | $2,955 | $265,176 | $408,755 | $157,680 | $107,497 | +$29,287 |
| 65 | 2/1/2032 | $2,302 | $139,086 | $2,956 | $268,132 | $409,763 | $159,224 | $108,908 | +$30,177 |
| 66 | 3/1/2032 | $2,302 | $141,387 | $2,957 | $271,089 | $410,774 | $160,773 | $110,316 | +$31,072 |
| 67 | 4/1/2032 | $2,302 | $143,689 | $2,958 | $274,047 | $411,787 | $162,328 | $111,718 | +$31,971 |
| 68 | 5/1/2032 | $2,302 | $145,991 | $2,959 | $277,005 | $412,803 | $163,889 | $113,117 | +$32,874 |
| 69 | 6/1/2032 | $2,302 | $148,293 | $2,960 | $279,965 | $413,821 | $165,454 | $114,511 | +$33,782 |
| 70 | 7/1/2032 | $2,302 | $150,594 | $2,961 | $282,926 | $414,841 | $167,026 | $115,901 | +$34,694 |
| 71 | 8/1/2032 | $2,302 | $152,896 | $2,962 | $285,888 | $415,865 | $168,602 | $117,286 | +$35,610 |
| 72 | 9/1/2032 | $2,302 | $155,198 | $2,963 | $288,851 | $416,890 | $170,185 | $118,666 | +$36,531 |
| 73 | 10/1/2032 | $2,364 | $157,562 | $2,964 | $291,815 | $417,918 | $171,773 | $120,042 | +$37,520 |
| 74 | 11/1/2032 | $2,364 | $159,926 | $2,965 | $294,780 | $418,949 | $173,366 | $121,414 | +$38,512 |
| 75 | 12/1/2032 | $2,364 | $162,291 | $2,966 | $297,746 | $419,982 | $174,965 | $122,781 | +$39,510 |
| 76 | 1/1/2033 | $2,364 | $164,655 | $2,967 | $300,713 | $421,018 | $176,570 | $124,143 | +$40,512 |
| 77 | 2/1/2033 | $2,364 | $167,019 | $2,968 | $303,681 | $422,056 | $178,180 | $125,501 | +$41,518 |
| 78 | 3/1/2033 | $2,364 | $169,383 | $2,969 | $306,650 | $423,097 | $179,796 | $126,854 | +$42,529 |
| 79 | 4/1/2033 | $2,364 | $171,748 | $2,970 | $309,620 | $424,141 | $181,417 | $128,203 | +$43,545 |
| 80 | 5/1/2033 | $2,364 | $174,112 | $2,971 | $312,591 | $425,187 | $183,045 | $129,547 | +$44,565 |
| 81 | 6/1/2033 | $2,364 | $176,476 | $2,972 | $315,563 | $426,235 | $184,678 | $130,886 | +$45,590 |
| 82 | 7/1/2033 | $2,364 | $178,841 | $2,973 | $318,537 | $427,287 | $186,316 | $132,220 | +$46,620 |
| 83 | 8/1/2033 | $2,364 | $181,205 | $2,974 | $321,511 | $428,340 | $187,961 | $133,550 | +$47,655 |
| 84 | 9/1/2033 | $2,364 | $183,569 | $2,975 | $324,486 | $429,397 | $189,611 | $134,875 | +$48,694 |
| 85 | 10/1/2033 | $2,429 | $185,998 | $2,976 | $327,463 | $430,456 | $191,267 | $136,196 | +$49,802 |
| 86 | 11/1/2033 | $2,429 | $188,427 | $2,978 | $330,440 | $431,517 | $192,929 | $137,511 | +$50,916 |
| 87 | 12/1/2033 | $2,429 | $190,856 | $2,979 | $333,419 | $432,582 | $194,597 | $138,822 | +$52,034 |
| 88 | 1/1/2034 | $2,429 | $193,284 | $2,980 | $336,399 | $433,649 | $196,271 | $140,128 | +$53,157 |
| 89 | 2/1/2034 | $2,429 | $195,713 | $2,981 | $339,379 | $434,718 | $197,951 | $141,429 | +$54,284 |
| 90 | 3/1/2034 | $2,429 | $198,142 | $2,982 | $342,361 | $435,790 | $199,636 | $142,725 | +$55,417 |
| 91 | 4/1/2034 | $2,429 | $200,571 | $2,983 | $345,344 | $436,865 | $201,328 | $144,016 | +$56,555 |
| 92 | 5/1/2034 | $2,429 | $202,999 | $2,984 | $348,328 | $437,942 | $203,026 | $145,302 | +$57,697 |
| 93 | 6/1/2034 | $2,429 | $205,428 | $2,985 | $351,313 | $439,022 | $204,729 | $146,584 | +$58,844 |
| 94 | 7/1/2034 | $2,429 | $207,857 | $2,986 | $354,299 | $440,105 | $206,439 | $147,860 | +$59,997 |
| 95 | 8/1/2034 | $2,429 | $210,286 | $2,987 | $357,286 | $441,191 | $208,155 | $149,132 | +$61,154 |
| 96 | 9/1/2034 | $2,429 | $212,714 | $2,988 | $360,275 | $442,279 | $209,876 | $150,398 | +$62,316 |
| 97 | 10/1/2034 | $2,495 | $215,210 | $2,989 | $363,264 | $443,370 | $211,604 | $151,660 | +$63,550 |
| 98 | 11/1/2034 | $2,495 | $217,705 | $2,990 | $366,254 | $444,463 | $213,338 | $152,916 | +$64,789 |
| 99 | 12/1/2034 | $2,495 | $220,200 | $2,992 | $369,246 | $445,559 | $215,079 | $154,167 | +$66,033 |
| 100 | 1/1/2035 | $2,495 | $222,695 | $2,993 | $372,239 | $446,658 | $216,825 | $155,413 | +$67,282 |
| 101 | 2/1/2035 | $2,495 | $225,190 | $2,994 | $375,232 | $447,760 | $218,578 | $156,655 | +$68,536 |
| 102 | 3/1/2035 | $2,495 | $227,686 | $2,995 | $378,227 | $448,864 | $220,337 | $157,891 | +$69,795 |
| 103 | 4/1/2035 | $2,495 | $230,181 | $2,996 | $381,223 | $449,971 | $222,102 | $159,121 | +$71,059 |
| 104 | 5/1/2035 | $2,495 | $232,676 | $2,997 | $384,220 | $451,081 | $223,873 | $160,347 | +$72,329 |
| 105 | 6/1/2035 | $2,495 | $235,171 | $2,998 | $387,219 | $452,193 | $225,651 | $161,567 | +$73,604 |
| 106 | 7/1/2035 | $2,495 | $237,666 | $2,999 | $390,218 | $453,308 | $227,435 | $162,783 | +$74,884 |
| 107 | 8/1/2035 | $2,495 | $240,162 | $3,000 | $393,218 | $454,426 | $229,226 | $163,993 | +$76,169 |
| 108 | 9/1/2035 | $2,495 | $242,657 | $3,002 | $396,220 | $455,547 | $231,023 | $165,197 | +$77,460 |
| 109 | 10/1/2035 | $2,564 | $245,220 | $3,003 | $399,222 | $456,671 | $232,826 | $166,396 | +$78,824 |
| 110 | 11/1/2035 | $2,564 | $247,784 | $3,004 | $402,226 | $457,797 | $234,636 | $167,591 | +$80,193 |
| 111 | 12/1/2035 | $2,564 | $250,347 | $3,005 | $405,231 | $458,926 | $236,452 | $168,779 | +$81,568 |
| 112 | 1/1/2036 | $2,564 | $252,911 | $3,006 | $408,237 | $460,058 | $238,275 | $169,962 | +$82,949 |
| 113 | 2/1/2036 | $2,564 | $255,475 | $3,007 | $411,244 | $461,192 | $240,104 | $171,140 | +$84,334 |
| 114 | 3/1/2036 | $2,564 | $258,038 | $3,008 | $414,253 | $462,330 | $241,940 | $172,313 | +$85,725 |
| 115 | 4/1/2036 | $2,564 | $260,602 | $3,009 | $417,262 | $463,470 | $243,782 | $173,480 | +$87,122 |
| 116 | 5/1/2036 | $2,564 | $263,165 | $3,011 | $420,273 | $464,613 | $245,631 | $174,641 | +$88,524 |
| 117 | 6/1/2036 | $2,564 | $265,729 | $3,012 | $423,285 | $465,759 | $247,487 | $175,797 | +$89,932 |
| 118 | 7/1/2036 | $2,564 | $268,293 | $3,013 | $426,298 | $466,908 | $249,350 | $176,948 | +$91,345 |
| 119 | 8/1/2036 | $2,564 | $270,856 | $3,014 | $429,312 | $468,059 | $251,219 | $178,093 | +$92,763 |
| 120 | 9/1/2036 | $2,564 | $273,420 | $3,015 | $432,327 | $469,214 | $253,094 | $179,232 | +$94,187 |
The comparison most people make is the wrong one
Rent against the mortgage payment is not the comparison. Owning carries costs the payment does not include, and together they are rarely small:
- Property tax, which in some places approaches the mortgage interest.
- Insurance, generally more than a renter's policy.
- Maintenance — the roof, the boiler, the appliances. A common planning figure is around 1% of the home's value a year, averaged over the long run. It arrives unevenly, which is why it feels like nothing for three years and then a great deal at once.
- Closing costs, at both ends. These are what make a short stay expensive almost regardless of what the market does — you pay them twice and amortise them over however few years you were there.
What the down payment would otherwise have done
A deposit is money that stops being invested. Comparing a buyer against a renter who spends the difference flatters buying; comparing against a renter who invests it is the honest version, and it moves the break-even year meaningfully. What that money would have earned is the compound interest calculator's question.
What no calculator settles
Two things sit outside the arithmetic and often outrank it. Owning fixes most of your housing cost against rent that historically rises, which is worth a great deal over decades — and it converts a month's notice into a sale that takes months, which is worth rather less if your work might move. The figures above can tell you the financial break-even. They cannot tell you how likely you are to still want to live there.
If you do buy, the amortization schedule shows where the payments actually go — and how much of the early years is interest.