Free & private

Rent vs Buy Calculator

Compare the total cost of renting against the net cost of buying a home over any number of years, factoring in mortgage payments, taxes, maintenance, closing costs, equity and appreciation.

Your scenario

Fill in your renting and buying numbers.

Renting

$
%/yr

Buying

$
$
%
years
%/yr
%/yr
% once
%/yr

Comparison

years
⚖️Your result will appear hereFill in your rent and buying details, then select compare.
Total cost of renting
$0
Net cost of buying
$0
Monthly mortgage payment$0
Down payment + closing costs$0
Mortgage payments over period$0
Property tax + maintenance$0
Home equity gained$0
Projected home value$0

This is a simplified estimate. It ignores mortgage interest tax deductions, private mortgage insurance (PMI), HOA fees, selling costs, and moving expenses. Use it as a starting point, not financial advice.

How to use the rent vs buy calculator

This free calculator runs entirely in your browser, so your numbers are never uploaded or stored. Fill in your current or expected rent, then your buying scenario including home price, mortgage terms and ongoing costs, and select compare.

1. Enter your rent

Add your monthly rent and an expected annual rent increase percentage.

2. Enter your buying details

Add home price, down payment, mortgage rate and term, plus tax, maintenance and closing costs.

3. Compare the totals

See total rent cost against the net cost of buying after accounting for equity you build.

Understanding rent vs buy math

Renting has one main cost: rent, which typically rises a little each year. Buying has more moving parts: a down payment, ongoing mortgage payments, property tax, maintenance and one-time closing costs, but a portion of every mortgage payment builds equity, and the home may also appreciate in value. This calculator nets that equity against your cash outlay to estimate a fair "net cost of buying" to compare with total rent paid.

Total cost of renting

Monthly rent × 12 each year, compounding with your entered annual rent increase, summed over the comparison period.

Net cost of buying

Down payment + mortgage payments + property tax + maintenance + closing costs, minus equity gained from principal paydown and appreciation.

A simplified comparison

Real decisions also involve taxes, PMI, HOA dues, and selling costs, which this tool does not model.

How does this rent vs buy calculator work?

It totals your rent over the comparison period, including annual rent increases, and compares that to the net cost of buying: down payment, mortgage payments, property tax, maintenance and closing costs, minus the home equity you build through principal paydown and appreciation.

What counts as home equity gained?

Equity gained combines the mortgage principal you pay down over the period with any increase in the home's value from appreciation. That equity is netted against your cash outlay to estimate the true cost of buying.

Does this include taxes, PMI or HOA fees?

No. This is a simplified estimate. It does not account for mortgage interest tax deductions, private mortgage insurance, HOA dues, or closing costs when selling. For a full decision, review your specific numbers with a financial professional.

Is this rent vs buy calculator free and private?

Yes. It is free to use, and every calculation runs locally in your browser rather than being uploaded or stored by the tool.

Try another free calculator: Net Worth Tracker, Savings Calculator, or Retirement Savings Projector. Browse all online tools.