See the true long-term cost of renting vs. buying — including home appreciation, opportunity cost, taxes, and maintenance. Find your break-even point.
This calculator compares the true total cost of renting vs. buying over your chosen time period. For renting, it tracks monthly rent payments plus renters insurance, accounting for annual rent increases. For buying, it calculates mortgage payments, property taxes, maintenance, and closing costs — then subtracts the equity you build and home appreciation to get your net cost. The difference tells you which option is financially better over your timeframe.
When you buy a home, your down payment is tied up in real estate. That same money invested in the stock market could grow at 7–10% annually. This calculator accounts for that "opportunity cost" — the return you give up by using your down payment for a house instead of investing it. This is one of the most overlooked factors in rent vs. buy decisions.
The break-even point is the year at which buying becomes cheaper than renting on a cumulative basis. Before that point, you've spent more on buying (due to closing costs, mortgage interest, and maintenance). After that point, the equity you've built and the appreciation of your home tip the math in favor of buying. In most markets, this is between 4 and 8 years.