Calculators / Rent vs. Buy Calculator
Rent vs. Buy Calculator
Compare the total cost of renting with buying over the years you plan to stay.
Renting comes out $34,617.00 ahead of buying over 7 years.
| Rent | Buy | |
|---|---|---|
| Down payment, points and closing costs | $0.00 | $57,400.00 |
| Rent / mortgage payments | $123,580.19 | $159,280.80 |
| Property taxes and insurance | $0.00 | $41,816.60 |
| PMI | $0.00 | $9,750.00 |
| Maintenance | $0.00 | $26,250.00 |
| Less tax savings | $0.00 | $1,302.40 |
| Earnings given up on cash put in | $0.00 | $0.00 |
| Less what you get back when you sell | $0.00 | $134,997.81 |
| Net cost | $123,580.19 | $158,197.19 |
| Sale price | $432,177.68 |
|---|---|
| Selling costs | $25,930.66 |
| Loan balance paid off | $271,249.21 |
| Cash you walk away with | $134,997.81 |
Taxes, insurance and maintenance are kept at today's amounts. Rent rises each year by the increase you entered.
Mortgage schedule
| Year | Paid | Interest | Principal | Balance |
|---|---|---|---|---|
| 1 | $22,754.40 | $19,401.28 | $3,353.12 | $296,646.88 |
| 2 | $22,754.40 | $19,176.72 | $3,577.68 | $293,069.20 |
| 3 | $22,754.40 | $18,937.11 | $3,817.29 | $289,251.91 |
| 4 | $22,754.40 | $18,681.46 | $4,072.94 | $285,178.97 |
| 5 | $22,754.40 | $18,408.69 | $4,345.71 | $280,833.26 |
| 6 | $22,754.40 | $18,117.65 | $4,636.75 | $276,196.51 |
| 7 | $22,754.40 | $17,807.10 | $4,947.30 | $271,249.21 |
| 8 | $22,754.40 | $17,475.78 | $5,278.62 | $265,970.59 |
| 9 | $22,754.40 | $17,122.27 | $5,632.13 | $260,338.46 |
| 10 | $22,754.40 | $16,745.08 | $6,009.32 | $254,329.14 |
| 11 | $22,754.40 | $16,342.61 | $6,411.79 | $247,917.35 |
| 12 | $22,754.40 | $15,913.22 | $6,841.18 | $241,076.17 |
| 13 | $22,754.40 | $15,455.04 | $7,299.36 | $233,776.81 |
| 14 | $22,754.40 | $14,966.20 | $7,788.20 | $225,988.61 |
| 15 | $22,754.40 | $14,444.56 | $8,309.84 | $217,678.77 |
| 16 | $22,754.40 | $13,888.07 | $8,866.33 | $208,812.44 |
| 17 | $22,754.40 | $13,294.28 | $9,460.12 | $199,352.32 |
| 18 | $22,754.40 | $12,660.70 | $10,093.70 | $189,258.62 |
| 19 | $22,754.40 | $11,984.71 | $10,769.69 | $178,488.93 |
| 20 | $22,754.40 | $11,263.45 | $11,490.95 | $166,997.98 |
| 21 | $22,754.40 | $10,493.87 | $12,260.53 | $154,737.45 |
| 22 | $22,754.40 | $9,672.76 | $13,081.64 | $141,655.81 |
| 23 | $22,754.40 | $8,796.67 | $13,957.73 | $127,698.08 |
| 24 | $22,754.40 | $7,861.89 | $14,892.51 | $112,805.57 |
| 25 | $22,754.40 | $6,864.51 | $15,889.89 | $96,915.68 |
| 26 | $22,754.40 | $5,800.35 | $16,954.05 | $79,961.63 |
| 27 | $22,754.40 | $4,664.91 | $18,089.49 | $61,872.14 |
| 28 | $22,754.40 | $3,453.41 | $19,300.99 | $42,571.15 |
| 29 | $22,754.40 | $2,160.76 | $20,593.64 | $21,977.51 |
| 30 | $22,759.11 | $781.60 | $21,977.51 | $0.00 |
Every payment
| Month | Payment | Interest | Principal | Balance |
|---|---|---|---|---|
| 1 | $1,896.20 | $1,625.00 | $271.20 | $299,728.80 |
| 2 | $1,896.20 | $1,623.53 | $272.67 | $299,456.13 |
| 3 | $1,896.20 | $1,622.05 | $274.15 | $299,181.98 |
| 4 | $1,896.20 | $1,620.57 | $275.63 | $298,906.35 |
| 5 | $1,896.20 | $1,619.08 | $277.12 | $298,629.23 |
| 6 | $1,896.20 | $1,617.57 | $278.63 | $298,350.60 |
| 7 | $1,896.20 | $1,616.07 | $280.13 | $298,070.47 |
| 8 | $1,896.20 | $1,614.55 | $281.65 | $297,788.82 |
| 9 | $1,896.20 | $1,613.02 | $283.18 | $297,505.64 |
| 10 | $1,896.20 | $1,611.49 | $284.71 | $297,220.93 |
| 11 | $1,896.20 | $1,609.95 | $286.25 | $296,934.68 |
| 12 | $1,896.20 | $1,608.40 | $287.80 | $296,646.88 |
| 13 | $1,896.20 | $1,606.84 | $289.36 | $296,357.52 |
| 14 | $1,896.20 | $1,605.27 | $290.93 | $296,066.59 |
| 15 | $1,896.20 | $1,603.69 | $292.51 | $295,774.08 |
| 16 | $1,896.20 | $1,602.11 | $294.09 | $295,479.99 |
| 17 | $1,896.20 | $1,600.52 | $295.68 | $295,184.31 |
| 18 | $1,896.20 | $1,598.92 | $297.28 | $294,887.03 |
| 19 | $1,896.20 | $1,597.30 | $298.90 | $294,588.13 |
| 20 | $1,896.20 | $1,595.69 | $300.51 | $294,287.62 |
| 21 | $1,896.20 | $1,594.06 | $302.14 | $293,985.48 |
| 22 | $1,896.20 | $1,592.42 | $303.78 | $293,681.70 |
| 23 | $1,896.20 | $1,590.78 | $305.42 | $293,376.28 |
| 24 | $1,896.20 | $1,589.12 | $307.08 | $293,069.20 |
| 25 | $1,896.20 | $1,587.46 | $308.74 | $292,760.46 |
| 26 | $1,896.20 | $1,585.79 | $310.41 | $292,450.05 |
| 27 | $1,896.20 | $1,584.10 | $312.10 | $292,137.95 |
| 28 | $1,896.20 | $1,582.41 | $313.79 | $291,824.16 |
| 29 | $1,896.20 | $1,580.71 | $315.49 | $291,508.67 |
| 30 | $1,896.20 | $1,579.01 | $317.19 | $291,191.48 |
| 31 | $1,896.20 | $1,577.29 | $318.91 | $290,872.57 |
| 32 | $1,896.20 | $1,575.56 | $320.64 | $290,551.93 |
| 33 | $1,896.20 | $1,573.82 | $322.38 | $290,229.55 |
| 34 | $1,896.20 | $1,572.08 | $324.12 | $289,905.43 |
| 35 | $1,896.20 | $1,570.32 | $325.88 | $289,579.55 |
| 36 | $1,896.20 | $1,568.56 | $327.64 | $289,251.91 |
| 37 | $1,896.20 | $1,566.78 | $329.42 | $288,922.49 |
| 38 | $1,896.20 | $1,565.00 | $331.20 | $288,591.29 |
| 39 | $1,896.20 | $1,563.20 | $333.00 | $288,258.29 |
| 40 | $1,896.20 | $1,561.40 | $334.80 | $287,923.49 |
| 41 | $1,896.20 | $1,559.59 | $336.61 | $287,586.88 |
| 42 | $1,896.20 | $1,557.76 | $338.44 | $287,248.44 |
| 43 | $1,896.20 | $1,555.93 | $340.27 | $286,908.17 |
| 44 | $1,896.20 | $1,554.09 | $342.11 | $286,566.06 |
| 45 | $1,896.20 | $1,552.23 | $343.97 | $286,222.09 |
| 46 | $1,896.20 | $1,550.37 | $345.83 | $285,876.26 |
| 47 | $1,896.20 | $1,548.50 | $347.70 | $285,528.56 |
| 48 | $1,896.20 | $1,546.61 | $349.59 | $285,178.97 |
| 49 | $1,896.20 | $1,544.72 | $351.48 | $284,827.49 |
| 50 | $1,896.20 | $1,542.82 | $353.38 | $284,474.11 |
| 51 | $1,896.20 | $1,540.90 | $355.30 | $284,118.81 |
| 52 | $1,896.20 | $1,538.98 | $357.22 | $283,761.59 |
| 53 | $1,896.20 | $1,537.04 | $359.16 | $283,402.43 |
| 54 | $1,896.20 | $1,535.10 | $361.10 | $283,041.33 |
| 55 | $1,896.20 | $1,533.14 | $363.06 | $282,678.27 |
| 56 | $1,896.20 | $1,531.17 | $365.03 | $282,313.24 |
| 57 | $1,896.20 | $1,529.20 | $367.00 | $281,946.24 |
| 58 | $1,896.20 | $1,527.21 | $368.99 | $281,577.25 |
| 59 | $1,896.20 | $1,525.21 | $370.99 | $281,206.26 |
| 60 | $1,896.20 | $1,523.20 | $373.00 | $280,833.26 |
| 61 | $1,896.20 | $1,521.18 | $375.02 | $280,458.24 |
| 62 | $1,896.20 | $1,519.15 | $377.05 | $280,081.19 |
| 63 | $1,896.20 | $1,517.11 | $379.09 | $279,702.10 |
| 64 | $1,896.20 | $1,515.05 | $381.15 | $279,320.95 |
| 65 | $1,896.20 | $1,512.99 | $383.21 | $278,937.74 |
| 66 | $1,896.20 | $1,510.91 | $385.29 | $278,552.45 |
| 67 | $1,896.20 | $1,508.83 | $387.37 | $278,165.08 |
| 68 | $1,896.20 | $1,506.73 | $389.47 | $277,775.61 |
| 69 | $1,896.20 | $1,504.62 | $391.58 | $277,384.03 |
| 70 | $1,896.20 | $1,502.50 | $393.70 | $276,990.33 |
| 71 | $1,896.20 | $1,500.36 | $395.84 | $276,594.49 |
| 72 | $1,896.20 | $1,498.22 | $397.98 | $276,196.51 |
| 73 | $1,896.20 | $1,496.06 | $400.14 | $275,796.37 |
| 74 | $1,896.20 | $1,493.90 | $402.30 | $275,394.07 |
| 75 | $1,896.20 | $1,491.72 | $404.48 | $274,989.59 |
| 76 | $1,896.20 | $1,489.53 | $406.67 | $274,582.92 |
| 77 | $1,896.20 | $1,487.32 | $408.88 | $274,174.04 |
| 78 | $1,896.20 | $1,485.11 | $411.09 | $273,762.95 |
| 79 | $1,896.20 | $1,482.88 | $413.32 | $273,349.63 |
| 80 | $1,896.20 | $1,480.64 | $415.56 | $272,934.07 |
| 81 | $1,896.20 | $1,478.39 | $417.81 | $272,516.26 |
| 82 | $1,896.20 | $1,476.13 | $420.07 | $272,096.19 |
| 83 | $1,896.20 | $1,473.85 | $422.35 | $271,673.84 |
| 84 | $1,896.20 | $1,471.57 | $424.63 | $271,249.21 |
| 85 | $1,896.20 | $1,469.27 | $426.93 | $270,822.28 |
| 86 | $1,896.20 | $1,466.95 | $429.25 | $270,393.03 |
| 87 | $1,896.20 | $1,464.63 | $431.57 | $269,961.46 |
| 88 | $1,896.20 | $1,462.29 | $433.91 | $269,527.55 |
| 89 | $1,896.20 | $1,459.94 | $436.26 | $269,091.29 |
| 90 | $1,896.20 | $1,457.58 | $438.62 | $268,652.67 |
| 91 | $1,896.20 | $1,455.20 | $441.00 | $268,211.67 |
| 92 | $1,896.20 | $1,452.81 | $443.39 | $267,768.28 |
| 93 | $1,896.20 | $1,450.41 | $445.79 | $267,322.49 |
| 94 | $1,896.20 | $1,448.00 | $448.20 | $266,874.29 |
| 95 | $1,896.20 | $1,445.57 | $450.63 | $266,423.66 |
| 96 | $1,896.20 | $1,443.13 | $453.07 | $265,970.59 |
| 97 | $1,896.20 | $1,440.67 | $455.53 | $265,515.06 |
| 98 | $1,896.20 | $1,438.21 | $457.99 | $265,057.07 |
| 99 | $1,896.20 | $1,435.73 | $460.47 | $264,596.60 |
| 100 | $1,896.20 | $1,433.23 | $462.97 | $264,133.63 |
| 101 | $1,896.20 | $1,430.72 | $465.48 | $263,668.15 |
| 102 | $1,896.20 | $1,428.20 | $468.00 | $263,200.15 |
| 103 | $1,896.20 | $1,425.67 | $470.53 | $262,729.62 |
| 104 | $1,896.20 | $1,423.12 | $473.08 | $262,256.54 |
| 105 | $1,896.20 | $1,420.56 | $475.64 | $261,780.90 |
| 106 | $1,896.20 | $1,417.98 | $478.22 | $261,302.68 |
| 107 | $1,896.20 | $1,415.39 | $480.81 | $260,821.87 |
| 108 | $1,896.20 | $1,412.79 | $483.41 | $260,338.46 |
| 109 | $1,896.20 | $1,410.17 | $486.03 | $259,852.43 |
| 110 | $1,896.20 | $1,407.53 | $488.67 | $259,363.76 |
| 111 | $1,896.20 | $1,404.89 | $491.31 | $258,872.45 |
| 112 | $1,896.20 | $1,402.23 | $493.97 | $258,378.48 |
| 113 | $1,896.20 | $1,399.55 | $496.65 | $257,881.83 |
| 114 | $1,896.20 | $1,396.86 | $499.34 | $257,382.49 |
| 115 | $1,896.20 | $1,394.16 | $502.04 | $256,880.45 |
| 116 | $1,896.20 | $1,391.44 | $504.76 | $256,375.69 |
| 117 | $1,896.20 | $1,388.70 | $507.50 | $255,868.19 |
| 118 | $1,896.20 | $1,385.95 | $510.25 | $255,357.94 |
| 119 | $1,896.20 | $1,383.19 | $513.01 | $254,844.93 |
| 120 | $1,896.20 | $1,380.41 | $515.79 | $254,329.14 |
| 121 | $1,896.20 | $1,377.62 | $518.58 | $253,810.56 |
| 122 | $1,896.20 | $1,374.81 | $521.39 | $253,289.17 |
| 123 | $1,896.20 | $1,371.98 | $524.22 | $252,764.95 |
| 124 | $1,896.20 | $1,369.14 | $527.06 | $252,237.89 |
| 125 | $1,896.20 | $1,366.29 | $529.91 | $251,707.98 |
| 126 | $1,896.20 | $1,363.42 | $532.78 | $251,175.20 |
| 127 | $1,896.20 | $1,360.53 | $535.67 | $250,639.53 |
| 128 | $1,896.20 | $1,357.63 | $538.57 | $250,100.96 |
| 129 | $1,896.20 | $1,354.71 | $541.49 | $249,559.47 |
| 130 | $1,896.20 | $1,351.78 | $544.42 | $249,015.05 |
| 131 | $1,896.20 | $1,348.83 | $547.37 | $248,467.68 |
| 132 | $1,896.20 | $1,345.87 | $550.33 | $247,917.35 |
| 133 | $1,896.20 | $1,342.89 | $553.31 | $247,364.04 |
| 134 | $1,896.20 | $1,339.89 | $556.31 | $246,807.73 |
| 135 | $1,896.20 | $1,336.88 | $559.32 | $246,248.41 |
| 136 | $1,896.20 | $1,333.85 | $562.35 | $245,686.06 |
| 137 | $1,896.20 | $1,330.80 | $565.40 | $245,120.66 |
| 138 | $1,896.20 | $1,327.74 | $568.46 | $244,552.20 |
| 139 | $1,896.20 | $1,324.66 | $571.54 | $243,980.66 |
| 140 | $1,896.20 | $1,321.56 | $574.64 | $243,406.02 |
| 141 | $1,896.20 | $1,318.45 | $577.75 | $242,828.27 |
| 142 | $1,896.20 | $1,315.32 | $580.88 | $242,247.39 |
| 143 | $1,896.20 | $1,312.17 | $584.03 | $241,663.36 |
| 144 | $1,896.20 | $1,309.01 | $587.19 | $241,076.17 |
| 145 | $1,896.20 | $1,305.83 | $590.37 | $240,485.80 |
| 146 | $1,896.20 | $1,302.63 | $593.57 | $239,892.23 |
| 147 | $1,896.20 | $1,299.42 | $596.78 | $239,295.45 |
| 148 | $1,896.20 | $1,296.18 | $600.02 | $238,695.43 |
| 149 | $1,896.20 | $1,292.93 | $603.27 | $238,092.16 |
| 150 | $1,896.20 | $1,289.67 | $606.53 | $237,485.63 |
| 151 | $1,896.20 | $1,286.38 | $609.82 | $236,875.81 |
| 152 | $1,896.20 | $1,283.08 | $613.12 | $236,262.69 |
| 153 | $1,896.20 | $1,279.76 | $616.44 | $235,646.25 |
| 154 | $1,896.20 | $1,276.42 | $619.78 | $235,026.47 |
| 155 | $1,896.20 | $1,273.06 | $623.14 | $234,403.33 |
| 156 | $1,896.20 | $1,269.68 | $626.52 | $233,776.81 |
| 157 | $1,896.20 | $1,266.29 | $629.91 | $233,146.90 |
| 158 | $1,896.20 | $1,262.88 | $633.32 | $232,513.58 |
| 159 | $1,896.20 | $1,259.45 | $636.75 | $231,876.83 |
| 160 | $1,896.20 | $1,256.00 | $640.20 | $231,236.63 |
| 161 | $1,896.20 | $1,252.53 | $643.67 | $230,592.96 |
| 162 | $1,896.20 | $1,249.05 | $647.15 | $229,945.81 |
| 163 | $1,896.20 | $1,245.54 | $650.66 | $229,295.15 |
| 164 | $1,896.20 | $1,242.02 | $654.18 | $228,640.97 |
| 165 | $1,896.20 | $1,238.47 | $657.73 | $227,983.24 |
| 166 | $1,896.20 | $1,234.91 | $661.29 | $227,321.95 |
| 167 | $1,896.20 | $1,231.33 | $664.87 | $226,657.08 |
| 168 | $1,896.20 | $1,227.73 | $668.47 | $225,988.61 |
| 169 | $1,896.20 | $1,224.10 | $672.10 | $225,316.51 |
| 170 | $1,896.20 | $1,220.46 | $675.74 | $224,640.77 |
| 171 | $1,896.20 | $1,216.80 | $679.40 | $223,961.37 |
| 172 | $1,896.20 | $1,213.12 | $683.08 | $223,278.29 |
| 173 | $1,896.20 | $1,209.42 | $686.78 | $222,591.51 |
| 174 | $1,896.20 | $1,205.70 | $690.50 | $221,901.01 |
| 175 | $1,896.20 | $1,201.96 | $694.24 | $221,206.77 |
| 176 | $1,896.20 | $1,198.20 | $698.00 | $220,508.77 |
| 177 | $1,896.20 | $1,194.42 | $701.78 | $219,806.99 |
| 178 | $1,896.20 | $1,190.62 | $705.58 | $219,101.41 |
| 179 | $1,896.20 | $1,186.80 | $709.40 | $218,392.01 |
| 180 | $1,896.20 | $1,182.96 | $713.24 | $217,678.77 |
| 181 | $1,896.20 | $1,179.09 | $717.11 | $216,961.66 |
| 182 | $1,896.20 | $1,175.21 | $720.99 | $216,240.67 |
| 183 | $1,896.20 | $1,171.30 | $724.90 | $215,515.77 |
| 184 | $1,896.20 | $1,167.38 | $728.82 | $214,786.95 |
| 185 | $1,896.20 | $1,163.43 | $732.77 | $214,054.18 |
| 186 | $1,896.20 | $1,159.46 | $736.74 | $213,317.44 |
| 187 | $1,896.20 | $1,155.47 | $740.73 | $212,576.71 |
| 188 | $1,896.20 | $1,151.46 | $744.74 | $211,831.97 |
| 189 | $1,896.20 | $1,147.42 | $748.78 | $211,083.19 |
| 190 | $1,896.20 | $1,143.37 | $752.83 | $210,330.36 |
| 191 | $1,896.20 | $1,139.29 | $756.91 | $209,573.45 |
| 192 | $1,896.20 | $1,135.19 | $761.01 | $208,812.44 |
| 193 | $1,896.20 | $1,131.07 | $765.13 | $208,047.31 |
| 194 | $1,896.20 | $1,126.92 | $769.28 | $207,278.03 |
| 195 | $1,896.20 | $1,122.76 | $773.44 | $206,504.59 |
| 196 | $1,896.20 | $1,118.57 | $777.63 | $205,726.96 |
| 197 | $1,896.20 | $1,114.35 | $781.85 | $204,945.11 |
| 198 | $1,896.20 | $1,110.12 | $786.08 | $204,159.03 |
| 199 | $1,896.20 | $1,105.86 | $790.34 | $203,368.69 |
| 200 | $1,896.20 | $1,101.58 | $794.62 | $202,574.07 |
| 201 | $1,896.20 | $1,097.28 | $798.92 | $201,775.15 |
| 202 | $1,896.20 | $1,092.95 | $803.25 | $200,971.90 |
| 203 | $1,896.20 | $1,088.60 | $807.60 | $200,164.30 |
| 204 | $1,896.20 | $1,084.22 | $811.98 | $199,352.32 |
| 205 | $1,896.20 | $1,079.83 | $816.37 | $198,535.95 |
| 206 | $1,896.20 | $1,075.40 | $820.80 | $197,715.15 |
| 207 | $1,896.20 | $1,070.96 | $825.24 | $196,889.91 |
| 208 | $1,896.20 | $1,066.49 | $829.71 | $196,060.20 |
| 209 | $1,896.20 | $1,061.99 | $834.21 | $195,225.99 |
| 210 | $1,896.20 | $1,057.47 | $838.73 | $194,387.26 |
| 211 | $1,896.20 | $1,052.93 | $843.27 | $193,543.99 |
| 212 | $1,896.20 | $1,048.36 | $847.84 | $192,696.15 |
| 213 | $1,896.20 | $1,043.77 | $852.43 | $191,843.72 |
| 214 | $1,896.20 | $1,039.15 | $857.05 | $190,986.67 |
| 215 | $1,896.20 | $1,034.51 | $861.69 | $190,124.98 |
| 216 | $1,896.20 | $1,029.84 | $866.36 | $189,258.62 |
| 217 | $1,896.20 | $1,025.15 | $871.05 | $188,387.57 |
| 218 | $1,896.20 | $1,020.43 | $875.77 | $187,511.80 |
| 219 | $1,896.20 | $1,015.69 | $880.51 | $186,631.29 |
| 220 | $1,896.20 | $1,010.92 | $885.28 | $185,746.01 |
| 221 | $1,896.20 | $1,006.12 | $890.08 | $184,855.93 |
| 222 | $1,896.20 | $1,001.30 | $894.90 | $183,961.03 |
| 223 | $1,896.20 | $996.46 | $899.74 | $183,061.29 |
| 224 | $1,896.20 | $991.58 | $904.62 | $182,156.67 |
| 225 | $1,896.20 | $986.68 | $909.52 | $181,247.15 |
| 226 | $1,896.20 | $981.76 | $914.44 | $180,332.71 |
| 227 | $1,896.20 | $976.80 | $919.40 | $179,413.31 |
| 228 | $1,896.20 | $971.82 | $924.38 | $178,488.93 |
| 229 | $1,896.20 | $966.82 | $929.38 | $177,559.55 |
| 230 | $1,896.20 | $961.78 | $934.42 | $176,625.13 |
| 231 | $1,896.20 | $956.72 | $939.48 | $175,685.65 |
| 232 | $1,896.20 | $951.63 | $944.57 | $174,741.08 |
| 233 | $1,896.20 | $946.51 | $949.69 | $173,791.39 |
| 234 | $1,896.20 | $941.37 | $954.83 | $172,836.56 |
| 235 | $1,896.20 | $936.20 | $960.00 | $171,876.56 |
| 236 | $1,896.20 | $931.00 | $965.20 | $170,911.36 |
| 237 | $1,896.20 | $925.77 | $970.43 | $169,940.93 |
| 238 | $1,896.20 | $920.51 | $975.69 | $168,965.24 |
| 239 | $1,896.20 | $915.23 | $980.97 | $167,984.27 |
| 240 | $1,896.20 | $909.91 | $986.29 | $166,997.98 |
| 241 | $1,896.20 | $904.57 | $991.63 | $166,006.35 |
| 242 | $1,896.20 | $899.20 | $997.00 | $165,009.35 |
| 243 | $1,896.20 | $893.80 | $1,002.40 | $164,006.95 |
| 244 | $1,896.20 | $888.37 | $1,007.83 | $162,999.12 |
| 245 | $1,896.20 | $882.91 | $1,013.29 | $161,985.83 |
| 246 | $1,896.20 | $877.42 | $1,018.78 | $160,967.05 |
| 247 | $1,896.20 | $871.90 | $1,024.30 | $159,942.75 |
| 248 | $1,896.20 | $866.36 | $1,029.84 | $158,912.91 |
| 249 | $1,896.20 | $860.78 | $1,035.42 | $157,877.49 |
| 250 | $1,896.20 | $855.17 | $1,041.03 | $156,836.46 |
| 251 | $1,896.20 | $849.53 | $1,046.67 | $155,789.79 |
| 252 | $1,896.20 | $843.86 | $1,052.34 | $154,737.45 |
| 253 | $1,896.20 | $838.16 | $1,058.04 | $153,679.41 |
| 254 | $1,896.20 | $832.43 | $1,063.77 | $152,615.64 |
| 255 | $1,896.20 | $826.67 | $1,069.53 | $151,546.11 |
| 256 | $1,896.20 | $820.87 | $1,075.33 | $150,470.78 |
| 257 | $1,896.20 | $815.05 | $1,081.15 | $149,389.63 |
| 258 | $1,896.20 | $809.19 | $1,087.01 | $148,302.62 |
| 259 | $1,896.20 | $803.31 | $1,092.89 | $147,209.73 |
| 260 | $1,896.20 | $797.39 | $1,098.81 | $146,110.92 |
| 261 | $1,896.20 | $791.43 | $1,104.77 | $145,006.15 |
| 262 | $1,896.20 | $785.45 | $1,110.75 | $143,895.40 |
| 263 | $1,896.20 | $779.43 | $1,116.77 | $142,778.63 |
| 264 | $1,896.20 | $773.38 | $1,122.82 | $141,655.81 |
| 265 | $1,896.20 | $767.30 | $1,128.90 | $140,526.91 |
| 266 | $1,896.20 | $761.19 | $1,135.01 | $139,391.90 |
| 267 | $1,896.20 | $755.04 | $1,141.16 | $138,250.74 |
| 268 | $1,896.20 | $748.86 | $1,147.34 | $137,103.40 |
| 269 | $1,896.20 | $742.64 | $1,153.56 | $135,949.84 |
| 270 | $1,896.20 | $736.39 | $1,159.81 | $134,790.03 |
| 271 | $1,896.20 | $730.11 | $1,166.09 | $133,623.94 |
| 272 | $1,896.20 | $723.80 | $1,172.40 | $132,451.54 |
| 273 | $1,896.20 | $717.45 | $1,178.75 | $131,272.79 |
| 274 | $1,896.20 | $711.06 | $1,185.14 | $130,087.65 |
| 275 | $1,896.20 | $704.64 | $1,191.56 | $128,896.09 |
| 276 | $1,896.20 | $698.19 | $1,198.01 | $127,698.08 |
| 277 | $1,896.20 | $691.70 | $1,204.50 | $126,493.58 |
| 278 | $1,896.20 | $685.17 | $1,211.03 | $125,282.55 |
| 279 | $1,896.20 | $678.61 | $1,217.59 | $124,064.96 |
| 280 | $1,896.20 | $672.02 | $1,224.18 | $122,840.78 |
| 281 | $1,896.20 | $665.39 | $1,230.81 | $121,609.97 |
| 282 | $1,896.20 | $658.72 | $1,237.48 | $120,372.49 |
| 283 | $1,896.20 | $652.02 | $1,244.18 | $119,128.31 |
| 284 | $1,896.20 | $645.28 | $1,250.92 | $117,877.39 |
| 285 | $1,896.20 | $638.50 | $1,257.70 | $116,619.69 |
| 286 | $1,896.20 | $631.69 | $1,264.51 | $115,355.18 |
| 287 | $1,896.20 | $624.84 | $1,271.36 | $114,083.82 |
| 288 | $1,896.20 | $617.95 | $1,278.25 | $112,805.57 |
| 289 | $1,896.20 | $611.03 | $1,285.17 | $111,520.40 |
| 290 | $1,896.20 | $604.07 | $1,292.13 | $110,228.27 |
| 291 | $1,896.20 | $597.07 | $1,299.13 | $108,929.14 |
| 292 | $1,896.20 | $590.03 | $1,306.17 | $107,622.97 |
| 293 | $1,896.20 | $582.96 | $1,313.24 | $106,309.73 |
| 294 | $1,896.20 | $575.84 | $1,320.36 | $104,989.37 |
| 295 | $1,896.20 | $568.69 | $1,327.51 | $103,661.86 |
| 296 | $1,896.20 | $561.50 | $1,334.70 | $102,327.16 |
| 297 | $1,896.20 | $554.27 | $1,341.93 | $100,985.23 |
| 298 | $1,896.20 | $547.00 | $1,349.20 | $99,636.03 |
| 299 | $1,896.20 | $539.70 | $1,356.50 | $98,279.53 |
| 300 | $1,896.20 | $532.35 | $1,363.85 | $96,915.68 |
| 301 | $1,896.20 | $524.96 | $1,371.24 | $95,544.44 |
| 302 | $1,896.20 | $517.53 | $1,378.67 | $94,165.77 |
| 303 | $1,896.20 | $510.06 | $1,386.14 | $92,779.63 |
| 304 | $1,896.20 | $502.56 | $1,393.64 | $91,385.99 |
| 305 | $1,896.20 | $495.01 | $1,401.19 | $89,984.80 |
| 306 | $1,896.20 | $487.42 | $1,408.78 | $88,576.02 |
| 307 | $1,896.20 | $479.79 | $1,416.41 | $87,159.61 |
| 308 | $1,896.20 | $472.11 | $1,424.09 | $85,735.52 |
| 309 | $1,896.20 | $464.40 | $1,431.80 | $84,303.72 |
| 310 | $1,896.20 | $456.65 | $1,439.55 | $82,864.17 |
| 311 | $1,896.20 | $448.85 | $1,447.35 | $81,416.82 |
| 312 | $1,896.20 | $441.01 | $1,455.19 | $79,961.63 |
| 313 | $1,896.20 | $433.13 | $1,463.07 | $78,498.56 |
| 314 | $1,896.20 | $425.20 | $1,471.00 | $77,027.56 |
| 315 | $1,896.20 | $417.23 | $1,478.97 | $75,548.59 |
| 316 | $1,896.20 | $409.22 | $1,486.98 | $74,061.61 |
| 317 | $1,896.20 | $401.17 | $1,495.03 | $72,566.58 |
| 318 | $1,896.20 | $393.07 | $1,503.13 | $71,063.45 |
| 319 | $1,896.20 | $384.93 | $1,511.27 | $69,552.18 |
| 320 | $1,896.20 | $376.74 | $1,519.46 | $68,032.72 |
| 321 | $1,896.20 | $368.51 | $1,527.69 | $66,505.03 |
| 322 | $1,896.20 | $360.24 | $1,535.96 | $64,969.07 |
| 323 | $1,896.20 | $351.92 | $1,544.28 | $63,424.79 |
| 324 | $1,896.20 | $343.55 | $1,552.65 | $61,872.14 |
| 325 | $1,896.20 | $335.14 | $1,561.06 | $60,311.08 |
| 326 | $1,896.20 | $326.69 | $1,569.51 | $58,741.57 |
| 327 | $1,896.20 | $318.18 | $1,578.02 | $57,163.55 |
| 328 | $1,896.20 | $309.64 | $1,586.56 | $55,576.99 |
| 329 | $1,896.20 | $301.04 | $1,595.16 | $53,981.83 |
| 330 | $1,896.20 | $292.40 | $1,603.80 | $52,378.03 |
| 331 | $1,896.20 | $283.71 | $1,612.49 | $50,765.54 |
| 332 | $1,896.20 | $274.98 | $1,621.22 | $49,144.32 |
| 333 | $1,896.20 | $266.20 | $1,630.00 | $47,514.32 |
| 334 | $1,896.20 | $257.37 | $1,638.83 | $45,875.49 |
| 335 | $1,896.20 | $248.49 | $1,647.71 | $44,227.78 |
| 336 | $1,896.20 | $239.57 | $1,656.63 | $42,571.15 |
| 337 | $1,896.20 | $230.59 | $1,665.61 | $40,905.54 |
| 338 | $1,896.20 | $221.57 | $1,674.63 | $39,230.91 |
| 339 | $1,896.20 | $212.50 | $1,683.70 | $37,547.21 |
| 340 | $1,896.20 | $203.38 | $1,692.82 | $35,854.39 |
| 341 | $1,896.20 | $194.21 | $1,701.99 | $34,152.40 |
| 342 | $1,896.20 | $184.99 | $1,711.21 | $32,441.19 |
| 343 | $1,896.20 | $175.72 | $1,720.48 | $30,720.71 |
| 344 | $1,896.20 | $166.40 | $1,729.80 | $28,990.91 |
| 345 | $1,896.20 | $157.03 | $1,739.17 | $27,251.74 |
| 346 | $1,896.20 | $147.61 | $1,748.59 | $25,503.15 |
| 347 | $1,896.20 | $138.14 | $1,758.06 | $23,745.09 |
| 348 | $1,896.20 | $128.62 | $1,767.58 | $21,977.51 |
| 349 | $1,896.20 | $119.04 | $1,777.16 | $20,200.35 |
| 350 | $1,896.20 | $109.42 | $1,786.78 | $18,413.57 |
| 351 | $1,896.20 | $99.74 | $1,796.46 | $16,617.11 |
| 352 | $1,896.20 | $90.01 | $1,806.19 | $14,810.92 |
| 353 | $1,896.20 | $80.23 | $1,815.97 | $12,994.95 |
| 354 | $1,896.20 | $70.39 | $1,825.81 | $11,169.14 |
| 355 | $1,896.20 | $60.50 | $1,835.70 | $9,333.44 |
| 356 | $1,896.20 | $50.56 | $1,845.64 | $7,487.80 |
| 357 | $1,896.20 | $40.56 | $1,855.64 | $5,632.16 |
| 358 | $1,896.20 | $30.51 | $1,865.69 | $3,766.47 |
| 359 | $1,896.20 | $20.40 | $1,875.80 | $1,890.67 |
| 360 | $1,900.91 | $10.24 | $1,890.67 | $0.00 |
How to use this rent vs. buy calculator
Enter what you pay in rent today, then the home you're thinking of buying: its price, your loan, the rate, and the costs of owning it. Finally, say how many years you expect to stay. The calculator adds up everything you'd spend either way over that time, takes off what you'd get back when you sell, and shows which comes out cheaper.
- Rent and rent increases. Use your current rent and a realistic yearly rise for your area; 3% is a common long-run average.
- Home price, loan and rate. The down payment is the price minus the loan.
- Costs of owning. Property taxes, insurance, PMI, and maintenance. A common rule is 1% of the home's value a year for upkeep.
- Home price growth and selling costs. What the home might be worth when you sell, less agent fees and other costs.
- What your savings earn. Optional. The return you give up by putting cash into a down payment instead of investments.
What the calculator counts
Renting costs the rent you pay. Buying costs much more along the way, but you get much of it back when you sell:
| Cost of buying | What it includes |
|---|---|
| Cash up front | Down payment, points and closing costs |
| Mortgage payments | Principal and interest |
| Owning costs | Property taxes, insurance, PMI and maintenance |
| Less tax savings | Only if mortgage interest and property taxes push your deductions above the standard deduction |
| Less what you get back | The sale price, minus selling costs and the loan balance you pay off |
Counting the sale is what makes the comparison fair. Part of every mortgage payment builds equity, and the home may grow in value; renting has neither.
How long you stay decides it
Buying has large one-time costs: closing costs when you buy and selling costs when you leave. Those take years to earn back. With the calculator's example numbers, a $375,000 home with $75,000 down at 6.5% against $2,200 rent:
| Years before you sell | Cost of renting | Cost of buying | Cheaper choice |
|---|---|---|---|
| 2 | $53,592 | $65,003 | Renting, by $11,411 |
| 3 | $81,600 | $82,512 | Renting, by $912 |
| 5 | $140,161 | $115,938 | Buying, by $24,223 |
| 7 | $202,289 | $147,084 | Buying, by $55,205 |
| 10 | $302,646 | $188,603 | Buying, by $114,044 |
Here buying first comes out ahead at about 4 years. Stay less than that and renting is cheaper. Many people use five years as a rough guide, but the real answer depends on your local prices and rents.
What changes the answer
Same example with a 7-year stay, changing one thing at a time:
| Change | Cheaper choice over 7 years |
|---|---|
| None (home values grow 3% a year) | Buying, by $55,205 |
| Home values stay flat | Renting, by $25,826 |
| Rent is $1,700 instead of $2,200 | Buying, by $9,230 |
| Your savings would have earned 6% a year | Buying, by $26,858 |
| Mortgage rate is 7.5% instead of 6.5% | Buying, by $39,747 |
Home price growth is the biggest swing and the hardest to predict, so try a low figure as well as your best guess. If buying only wins when prices rise quickly, it's a riskier choice.
Price-to-rent ratio: a quick check
Divide the home price by a year's rent for a similar place. In this example that's $375,000 ÷ $26,400 ≈ 14.2. As a rough guide, a ratio under about 15 tends to favor buying, and over about 20 tends to favor renting. In between, the details above decide it.
Beyond the money
- Owning gives you control over the home, steady principal and interest payments, and forced savings through equity. It also ties up cash and makes moving slower and costlier.
- Renting keeps you flexible, puts repairs on the landlord, and leaves your savings free to invest. Rent can rise, and the home isn't yours to change.
Ready to look at a price? The how much house can I afford calculator finds the top price for your income, and the mortgage payment calculator shows the full monthly payment.
Frequently asked questions
Isn't rent just throwing money away?
Not quite. Owners pay interest, taxes, insurance and upkeep that build no equity either, often more than rent in the first years. The calculator counts both sides so you can see which costs less for you.
Does it include the mortgage interest tax deduction?
Yes, but only the part that actually saves tax. Most people take the standard deduction, so mortgage interest only helps when your itemized deductions add up to more than it.
What home price growth should I use?
Over the long run, U.S. home prices have grown roughly in line with inflation plus a little. Recent years in your area may not repeat. Try 2% to 3% as a middle case and 0% as a cautious one.
Why does what my savings earn matter?
The down payment and closing costs could otherwise be invested. Setting a return shows that cost of buying. It's left at zero by default so you can see the plain comparison first.
Results are estimates for planning. They aren't an offer of credit or financial advice.