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EspañolRent vs buy calculator
Compare renting and buying a home over the years you plan to stay: mortgage, property tax, upkeep, appreciation, selling costs and investing the difference.
Should I rent or buy?
Everything happens on your device: nothing is uploaded to the internet.
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Rent vs buy calculator: what it is for
Enter the home price, down payment, mortgage rate, property tax, upkeep, rent and how many years you plan to stay. The calculator simulates every month for both paths: the buyer builds equity while the home appreciates, and the renter invests the down payment, the closing costs and any monthly savings.
At the end it shows which option leaves you with more money and by how much.
How to use
- Enter the home price, down payment and mortgage.
- Enter the rent and the costs of owning.
- Choose how many years you will stay and compare.
When to use it
- Deciding whether to buy your first home.
- Checking if a move is worth buying for.
- Comparing renting longer and investing.
Frequently asked questions
How does the comparison work?
For each month it adds up what the buyer pays (mortgage, property tax, insurance, maintenance, HOA) and what the renter pays. Whoever pays less invests the difference. At the end it compares the buyer's home equity after selling costs plus investments with the renter's investments.
Why does the time horizon matter so much?
Buying has big one-time costs: closing costs going in and about 6% in selling costs going out. Over a short stay they usually outweigh the equity built, so renting often wins under about 5 years.
What is not included?
Tax effects such as the mortgage interest deduction, PMI, renters insurance and moving costs. Treat the result as a guide, not a guarantee.
Is it really free?
Yes, 100% free. No sign-up, no subscription and no usage limits. All Tools123 tools are free and run right in your browser.