Rent vs Buy Calculator

Compare your long-term net worth if you rent vs buy. We factor in PMI (until ~80% LTV), home appreciation, rent growth, closing costs, maintenance, and the opportunity cost of investing your down payment and monthly differences when renting.

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Horizon & Investment

Time horizon (years)

Investment return (annual %)

Return on invested down payment + monthly differences (renting scenario).

Renting

Current monthly rent ($)

Rent increase (%/yr)

Renter’s insurance ($/yr)

Security deposit ($) (ignored long-term)

Buying — price & loan

Home price ($)

Down payment mode

Down payment (value)

% or $ based on mode

Rate (APR %)

Term (years)

PMI rate (% of loan / yr)

Applied until loan ≤ 80% of original price.

Buying — ongoing costs

Property tax (% of price / yr)

Homeowners insurance ($/yr)

HOA dues ($/mo)

Maintenance (% of price / yr)

Buying — one-time / appreciation

Buyer closing costs (% of price)

Seller closing costs (% of sale)

Home appreciation (%/yr)

Extra principal ($/mo)

Net Worth (Buy) @ horizon

$—

Home equity after selling costs.

Net Worth (Rent) @ horizon

$—

Invested down payment + monthly differences.

Advantage

$—

Positive = Buying ahead; Negative = Renting ahead.

Monthly snapshot (initial)	Amount
Rent (incl. renter’s ins)	$—
Owner: Principal & Interest	$—
Owner: Property Taxes	$—
Owner: Insurance	$—
Owner: PMI	$—
Owner: HOA	$—
Owner: Maintenance	$—
Total: Owner monthly	$—

How we compare rent vs buy

Buy side: upfront cash = down payment + buyer closing costs. Monthly = P&I + taxes + insurance + HOA + maintenance + PMI (until ~80% LTV). Equity at horizon = home value − remaining balance − seller closing costs.
Rent side: invest the upfront cash you didn’t spend (DP + buyer CC). Each month, invest the difference if renting is cheaper than owning; withdraw if renting is more expensive. Investments grow at the annual return you choose.
Appreciation: home value grows at the chosen rate; property taxes/maintenance are modeled on the original price for simplicity.

Disclaimer: Estimates for education only, not financial advice or a commitment to lend. Taxes, deductions, and local fees vary—confirm with your lender and advisor.