Tool
Enter your rent and home purchase details to see which option costs less over time.
| Year | Rent Total | Buy Total | Difference |
|---|
Simplified model. Does not include renovation, agent fees, moving costs, or maintenance. Consult a professional for personalized advice.
People often say renting is "paying someone else's mortgage," but buying has hidden costs too: the opportunity cost of your down payment, mortgage interest, property taxes, HOA fees, and maintenance. This calculator lays out cumulative costs side by side so you can see when — or if — buying becomes the better financial move.
The break-even year is when the net cost of buying (total payments minus home appreciation) drops below the cumulative cost of renting. If it happens within 10 years, buying likely makes sense. Beyond 20 years, renting and investing the difference may be the smarter play.
Mortgage rate and home appreciation are the two biggest levers. Every 1% increase in mortgage rate adds hundreds of thousands in interest over 30 years. If home prices stay flat, the financial advantage of buying shrinks dramatically. Try different values to see how sensitive the result is.