Rent vs. Buy Calculator
Buying isn't always cheaper than renting. Use this rent or buy calculator to compare the full net cost of each over your time horizon and find the break-even year.
What your down payment could earn if invested instead.
- Net cost of buying
- $153,595
- Net cost of renting
- $161,999
- Break-even year
- Year 6
Buying pulls ahead of renting around year 6. Stay longer than that and buying tends to win.
Use Left and Right Arrow, Home, or End to inspect data points.
Estimates only — not financial advice. They produce estimates based on the figures you enter and do not account for every fee, tax or change in rate.
- The result is a deterministic estimate from the inputs shown on this page.
- Fees, taxes and real-world terms not represented by an input are excluded.
- Confirm material decisions against original documents or a qualified professional.
The email includes this route only; calculator inputs are not attached.
Why buying isn't automatically cheaper
Buying carries costs renting doesn't: closing costs, property tax, maintenance, insurance, and 5–6% to sell. Those are front- and back-loaded, so a short stay can't recover them. Appreciation and equity build over time, which is why the longer you stay, the better buying looks.