Rent vs Buy Calculator
One of the biggest financial decisions you'll make. This calculator compares the true total cost of renting vs buying over your planned time horizon — including home appreciation and investment returns on your down payment.
Better choice over 7 years
🏠 Buy
saves $40,219 vs the alternative
🏠 BUYING
Monthly cost
$2,986
Home value at 7y
$526,373
Net cost (after equity)
$95,218
🏢 RENTING
Monthly now
$2,000
Total rent paid
$183,899
Net cost (after investing)
$135,437
* Buying costs include mortgage P&I, property tax (1.2%), insurance (0.5%), and maintenance (1%). Renting assumes down payment invested at 7% annual return.
Net Cost Comparison: Buying vs Renting Over Time
Lower bar = better option at that time horizon
Email me my results
Get these numbers in your inbox plus weekly personal finance tips.
No spam. Unsubscribe anytime.
How This Calculator Works
The calculator computes the net cost of each option after factoring in what you gain:
- Buying net cost: total payments (mortgage, tax, insurance, maintenance) minus the equity you build as the home appreciates
- Renting net cost: total rent paid minus what your down payment would have earned invested at 7% annually
Hidden Costs of Buying
- Property taxes — typically 0.5%–2% of home value per year
- Home insurance — ~0.5% of home value per year
- Maintenance and repairs — budget 1% of home value per year
- HOA fees — $200–$600/month in many communities
- Closing costs — 2%–5% of purchase price to buy; 6%–10% to sell
- PMI — ~0.5%–1% annually if down payment is under 20%
When Buying Usually Wins
- You plan to stay in the home for 5+ years
- Home appreciation in your area is strong (4%+ annually)
- Rent prices are high relative to home prices (low price-to-rent ratio)
- Mortgage rates are moderate and you have good credit
When Renting Usually Wins
- You plan to move within 3–4 years
- Home prices are extremely high relative to rents (NYC, SF, LA)
- You would invest the down payment and savings aggressively
- Your local market has low home appreciation historically
The Price-to-Rent Ratio
| P/R Ratio | Signal |
|---|---|
| Under 15 | Strong buy market |
| 15–20 | Neutral — depends on your situation |
| Over 20 | Favors renting |
| Over 25 | Strong rent market |
Is It Better to Rent or Buy a House in 2026?
With mortgage rates at 6.5–7.5% in 2026, buying is harder to justify in expensive markets but still makes sense in mid-tier cities. The key question is your price-to-rent ratio:
| City Type | Avg P/R Ratio | Verdict |
|---|---|---|
| San Francisco, NYC, LA | 25–35+ | Renting favored |
| Seattle, Denver, Boston | 20–25 | Neutral — depends on plans |
| Dallas, Phoenix, Atlanta | 15–20 | Buying competitive |
| Midwest, South mid-tier | 10–15 | Buying strongly favored |
How Long Before Buying a Home Pays Off vs Renting?
For most US markets at 2026 rates, the break-even point is 4–6 years. Before that point, the upfront costs (closing costs, early mortgage interest) make renting cheaper. After that point, equity buildup and appreciation generally make buying the better financial decision.
- Under 3 years: Almost always rent
- 3–5 years: Depends on your market — use the calculator above
- 5+ years: Buying is usually better financially
- 7+ years: Buying nearly always wins
Renting vs Buying on a $2,000/Month Budget
If you can afford $2,000/month: renting gives you a $2,000/month apartmentwith full flexibility. Buying at $2,000/month all-in (mortgage + tax + insurance) at 7% with 10% down gets you roughly a $240,000–$260,000 home. Over 7 years, buying at that price typically builds $60,000–$80,000 in equity — money you'd never see from renting.
Frequently Asked Questions
Is it better to rent or buy a house in 2026?
It depends on how long you plan to stay and your local market. Buying generally wins if you stay 5+ years. Renting wins in high price-to-rent markets or if you might move within 3–4 years.
How long do you need to stay in a house for buying to make sense?
At least 5 years for most markets. Closing costs when buying (2–5%) and selling (6–10%) mean you need significant appreciation and equity buildup to break even.
What is the price-to-rent ratio?
Home price ÷ annual rent. Under 15 = buy market. Over 20 = rent market. A $600,000 home with $2,500/month rent = ratio of 20 (borderline).