Rent vs Buy Calculator
Compare the long-term cost of renting versus buying a home, including appreciation, rent increases, maintenance and the return you'd earn investing the down payment.
For information and education only — not financial advice. Results are estimates based on the numbers you enter; check important decisions with a qualified professional.
How to use
- 1Enter the home price, down payment, mortgage rate and ownership costs.
- 2Enter the rent, expected rent growth, home appreciation and investment return, and how long you'll stay.
How it's calculated
Buying: down payment + closing costs + mortgage payments + tax, insurance and maintenance − (home value at the end − remaining loan − 6% selling costs). Renting: all rent paid − growth the down payment and monthly savings would earn if invested.
Frequently asked questions
What's the biggest factor?
How long you stay. Buying and selling costs are large, so buying usually wins only after several years — often 5 or more.
Does this include tax benefits?
No. Mortgage interest deductions only help if you itemize, which fewer US households do since 2018. Add them yourself if they apply.
Is buying always better long-term?
Not always. In high-price, low-rent markets, renting and investing the difference can come out ahead.