Free Buyer Tool
Rent vs. Buy
Calculator
Every dimension of the decision — monthly costs, opportunity cost, equity, taxes, appreciation, and 30-year projections — in one place.
Monthly buy cost
$2,953
P&I + tax + ins + HOA + maint.
Monthly rent (start)
$3,200
0.8% of home price
Home equity at exit
$257k
After selling costs
Investment portfolio
$185k
Down pmt + savings invested
Adjust your scenario
Purchase price
Home price$400,000
Down payment20%
Closing costs3%
Monthly costs
Mortgage rate6.80%
Loan term30 yr
Property tax rate1.10%
Homeowners insurance0.5%
HOA / month$0
Annual maintenance1%
Exit
Selling costs6%
Tax benefit
Marginal tax bracket24%
Cumulative net cost over time
Net = total cash paid minus wealth recovered (equity or investment portfolio)
Buy (net)
Rent (net)
Cumulative net wealth over time
Total assets accumulated — home equity (buyer) or investment portfolio (renter)
Buy (equity)
Rent (portfolio)
BUY 10-year breakdown
Down payment$80,000
Closing costs$12,000
Mortgage payments$250,339
Interest paid$203,633
Property taxes$44,000
Insurance$20,000
HOA$0
Maintenance$40,000
Home equity at sale-$257,091
Tax deduction benefit-$59,432
Net cost$129,816
RENT 10-year breakdown
Starting rent / mo$3,200
Rent at year 10$4,175/mo
Total rent paid$442,613
Renter's insurance$2,400
Down pmt invested$92,000
Portfolio at exit-$184,889
Net cost$257,724
How this calculator works
Buy net cost = total cash out (down payment + closing + all monthly payments) minus equity recovered at sale (home value less remaining mortgage and selling costs).
Rent net cost = total rent and renter's insurance paid minus the investment portfolio value (down payment + closing costs invested, plus monthly savings if renting is cheaper).
Opportunity cost: the down payment and closing costs are assumed invested at the market return rate, compounding monthly, for the full horizon.
Mortgage interest deduction is estimated at your marginal tax bracket applied to interest paid and property taxes — a simplified approximation; consult a tax advisor.
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