The comparison runs entirely in your browser. Start with the home price, rent, mortgage and timeline, then open the assumptions to match local taxes, insurance, maintenance, transaction costs and expected growth. The result is a planning scenario, not a forecast or financial recommendation.
Private browser utility / Calculators
Free Rent vs Buy Calculator
Runs entirely in your browser - no upload, no sign-up.
Buying details
Rent and timeline
Ownership, growth and investment assumptions
Estimated financial outcome
Buying comes out ahead
Estimated advantage after the selected period: 8,837
Buyer ending wealth263,283
Renter ending wealth254,445
Buying first pulls ahead around year 9.
- First-month ownership cost
- 3,215
- First-month rent cost
- 2,420
- Estimated home value
- 604,762
- Remaining mortgage
- 305,194
- Home equity after selling costs
- 263,283
- Renter investment portfolio
- 254,445
Ending wealth compares net home equity and invested savings. Taxes, deductions, PMI, utilities and local rules are not modeled.
Planning estimate only. The calculation runs in your browser and keeps your numbers on your device. Use one currency consistently.
Is it better to rent or buy a home?
A rent vs buy calculator compares the wealth you could build through home equity with the money a renter could invest instead. This calculator models mortgage amortization, rising rent, property costs, home appreciation, transaction costs and investment returns to estimate which path is ahead over the time you expect to stay.
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How to use
- 01Enter the purchase details
Add the home price, down payment, mortgage rate and loan term for the property you are considering.
- 02Enter rent and your timeline
Use the monthly rent for a comparable home and the number of years you realistically expect to stay.
- 03Tune the assumptions
Open the assumptions and add local taxes, insurance, maintenance, HOA, transaction costs and growth rates.
- 04Compare ending wealth
Review each path's ending wealth, the estimated advantage and whether buying reaches a break-even point within your timeline.
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Who it's for
- First-time buyers testing whether a short stay gives buying enough time to recover closing and selling costs.
- Current renters comparing a larger down payment with keeping that cash invested.
- Relocating households exploring how different stay lengths change the break-even point.
- Home shoppers adjusting property tax, insurance, HOA and maintenance for a specific listing.
- Budget planners stress-testing lower appreciation, faster rent growth or different investment returns.
FAQ
Is this rent vs buy calculator free?
Yes. The calculator is free, needs no account and has no usage limit. It runs with client-side JavaScript, so you can adjust the assumptions repeatedly without sending your financial inputs to a calculation server.
Are my home price and rent figures uploaded?
No. The comparison is calculated locally in your browser. The values you enter are not uploaded by the tool or saved to an account. You can clear the form when you finish.
What costs does the calculator include?
It includes the down payment, mortgage principal and interest, property tax, home insurance, maintenance, HOA, buying costs and selling costs. The renting side includes rent, renter insurance, the invested upfront cash and the invested difference when renting costs less in a month.
How does the rent vs buy break-even point work?
The break-even point is the first month when the buyer's net home equity and invested monthly savings equal or exceed the renter's investment portfolio. A result can briefly cross and later reverse when assumptions are unusual, so also compare the ending values at your actual stay length.
Does the calculator include tax deductions or PMI?
No. It does not model mortgage-interest deductions, property-tax deductions, capital-gains tax, PMI, utilities or local assessment limits. Tax treatment depends on location and personal circumstances, so add those effects separately if they are material to your decision.
What should I use for maintenance and home appreciation?
Use assumptions that fit the property's age, condition and local market. A maintenance estimate around 1% of home value is a common planning starting point, but actual repairs can be uneven. Test a conservative appreciation rate and at least one scenario with no appreciation.
Why can renting win even when rent is lower than the mortgage?
Renting can invest the down payment and purchase costs that buying requires upfront. It can also invest monthly savings when rent is below the full ownership cost. Whether that portfolio outweighs home equity depends on the stay length, appreciation, transaction costs and assumed investment return.
Can this calculator tell me what I should do?
No. It compares financial assumptions, but housing decisions also involve stability, flexibility, repair risk, financing approval and lifestyle preferences. Treat the output as a scenario to discuss with qualified local professionals, not as personalized financial advice.