Rent vs Buy Calculator

Compare the true 5/10/20-year cost of renting vs buying a home.

Home & Mortgage

Home Price ($)

Down Payment (%)

Mortgage Rate (%)

Time Horizon (years)

Rent & Growth Assumptions

Monthly Rent ($)

Annual Rent Increase (%)

Home Appreciation (%/yr)

Maintenance (%/yr)

Total Cost of Buying

$293,759

over 10 years

Monthly payment: $3,715/mo

Total Cost of Renting

$352,505

over 10 years

Incl. $77,372 opportunity cost

Buying wins at year 5After year 5, buying becomes the cheaper option.

Year-by-Year Comparison

Year	Total Buying Cost	Total Renting Cost	Difference
Year 1	$32,586	$29,600	Rent saves $2,986
Year 2	$64,531	$60,312	Rent saves $4,219
Year 3	$95,811	$92,185	Rent saves $3,626
Year 5	$156,267	$159,623	Buy saves $3,356
Year 7	$213,727	$232,362	Buy saves $18,635
Year 10	$293,759	$352,505	Buy saves $58,746

Assumptions

Down payment alternative return: 7% per year (opportunity cost)
Annual maintenance: 1% of home value per year
Home appreciation: 4% per year
Annual rent increase: 3% per year
Mortgage rate: 7% fixed for the full term
Buying total includes down payment, mortgage payments, and maintenance, minus home equity gained
Renting total includes all rent payments plus opportunity cost on the down payment
Closing costs, HOA fees, property taxes, and home insurance are not included

About Rent vs Buy Calculator

This calculator helps you compare the true long-term financial cost of renting versus buying a home. It accounts for mortgage payments, home appreciation, maintenance costs, and the opportunity cost of your down payment — giving you a realistic picture of which option makes more financial sense over your chosen time horizon.

Private & free — this tool runs entirely in your browser.