Home & Rent Basics
2026 consumer rate default
Rent Scenario
Enter a home price and monthly rent above to see your break-even year and net wealth comparison.
Saved Scenarios
0/20 saved
No saved scenarios yet
Fill in the calculator above, then save your first scenario.
Rent vs Buy Calculator for Primary Residence Decisions
Compare buying vs renting with break-even year, net wealth, and honest opportunity cost analysis
The Rent vs Buy Calculator helps homebuyers and renters compare the long-term wealth impact of buying a home vs continuing to rent — accounting for break-even year, opportunity cost, and lifestyle factors. Use it as your should-I-rent-or-buy calculator when facing one of the biggest financial decisions of your life.
The calculator offers three modes: Mode 1 Standard provides a basic buying vs renting comparison over your selected hold period. Mode 2 Detailed with Opportunity Cost (recommended) adds what your down payment could earn invested elsewhere — the factor most simple calculators skip. Mode 3 Lifestyle Adjusted layers in four weighted personal factors (mobility, maintenance tolerance, customization desire, stability preference) to produce a weighted recommendation that balances financial and lifestyle trade-offs.
Common questions this buying vs renting calculator answers: "I'm not sure I'll stay 5 years — does buying still make sense?" "Mortgage rates feel high — should I just keep renting?" "My friends say buying always wins — but is that really true at today's prices?" "How much am I really losing by renting vs building equity?" At 6.75% rates with $400K homes and 3% rent increases, simple intuition often misleads. Your intuition is usually wrong here — this calculator shows why.
This calculator models a primary residence decision, not investment property purchase. It uses 2026 consumer mortgage rates (~6.75% for 30-year fixed) and primary residence down payment defaults (20%). For investment property analysis, use the Mortgage Investment Calculator. Run this first to see if buying makes sense at your hold period; if Buy wins, continue with the Mortgage Calculator for payment details. Projections are estimates based on your inputs, not guarantees of outcomes. Enter home price, monthly rent, and hold period above to see your projected break-even year and net wealth comparison.
How to Use the Rent vs Buy Calculator
From home price to projected break-even year
Enter home price and monthly rent for comparable housing
Home Price = purchase price of the home you're considering (or comparable home in target neighborhood). Monthly Rent = current or expected rent for equivalent housing (same beds, same area). Critical: compare like for like — same square footage, same neighborhood, same commute. Comparing a $400K suburban purchase to a $1,500 studio rent isn't apples to apples. This calculator models a primary residence decision, not investment property purchase. For investment property analysis, use the Mortgage Investment Calculator.
Set your Hold Period — this drives everything
Hold Period = how long you plan to live in the home. Default is 7 years (US median tenure). A 3-year hold rarely favors buying — transaction costs (3% closing + 7% selling = 10% of home value) eat any equity gains. A 10+ year hold typically favors buying because rent compounds over time while your mortgage payment stays fixed. If unsure, run the calculator at multiple hold periods (5, 7, 10) to see how Break-Even Year shifts.
Choose mortgage rate, down payment, and loan term
Default rate 6.75% reflects 2026 consumer 30-year fixed market. Down Payment default 20% avoids PMI; you can go as low as 3.5% (PMI will apply and auto-cancel at 78% LTV). Loan Term default 30 years is most common; 15-year builds equity faster. These defaults differ from investor mortgage defaults (7.5% rate, 25% down for investment properties). Override with your actual lender quote for precision.
Switch to Mode 2 (Detailed with Opportunity Cost) — Recommended
Click the Mode 2 tab to add the most important comparison element: what your down payment + closing costs could earn invested elsewhere. Default Investment Return is 7% (S&P 500 historical average). Default Capital Gains Tax is 15% (long-term US federal rate). Without opportunity cost, simple calculators understate the renting advantage by $100K+ over long holds — this is the central honesty mechanism. You'll see two wealth lines crossing on the chart: Buy path vs Rent + Invested path.
Interpret Break-Even Year, Net Wealth, and Status Badge
Primary output: Break-Even Year — "Buying creates more net wealth than renting after Year N." Status Badge: GREEN (Buying Strongly Favored, break-even ≤ Hold/2), BLUE (Buying Favored, break-even within Hold), AMBER (Marginal — Lifestyle Factors Decide, break-even just under Hold), RED (Renting Favored, break-even never within Hold). Final Net Wealth (Buy) and Final Net Wealth (Rent) give you the direct dollar comparison at end of Hold Period. Mode 3 layers in lifestyle factors to produce a weighted recommendation.
Pro Tip: Hold Period Sensitivity
Hold Period is the single most powerful variable. Run the calculator at 3, 7, 10, and 15 years with the same inputs to see Break-Even Year shift dramatically. If you're unsure how long you'll stay, use 7 years (US median) and treat the result as a ballpark — actual life events often force shorter holds.
Pro Tip: Opportunity Cost Reality Check
The most common error in rent-vs-buy thinking is forgetting opportunity cost. A $100K down payment isn't "free" — invested at 7% over 7 years, it grows to ~$160K (after-tax ~$150K). Mode 2 captures this. If you'd actually spend the down payment money on lifestyle instead of investing, Mode 1 may be more realistic.
Pro Tip: Transaction Costs
Closing costs (3%) and selling costs (7%) total 10% of home value in transaction friction. On a $400K home that's $40K — equivalent to ~13 months of $3,000/mo rent. Short holds amplify this drag; long holds amortize it. Don't underestimate transaction costs.
Pro Tip: Lifestyle vs Financial
Mode 3 captures lifestyle factors but they're inherently subjective. If you score Mobility 9/10 and Stability 2/10, Mode 3 will lean rent even when finances favor buying. That's a feature, not a bug — buying a home you'll regret in 3 years often costs more financially AND emotionally than renting flexibly.
Choosing the Right Mode
Mode 1 — Standard
Use when you want a quick basic comparison without modeling opportunity cost.
Note: Mode 1 ignores the most important variable. For credible analysis, switch to Mode 2.
Mode 2 — Detailed (Recommended)
Honest wealth-based comparison that treats your down payment as if it could earn investment returns.
Most simple rent-vs-buy calculators skip opportunity cost.
Mode 3 — Lifestyle Adjusted
Adds mobility, maintenance, customization, and stability weighting to the financial analysis.
Lifestyle factors are inherently subjective.
Inputs and Outputs
What you enter, what the calculator projects
| Input | Default | Notes |
|---|---|---|
| Home Price | — | Purchase price of comparable home |
| Monthly Rent | — | Comparable housing rental cost |
| Hold Period | 7 years | How long you plan to stay |
| Mortgage Rate % | 6.75% | 2026 consumer 30yr fixed |
| Down Payment % | 20% | Primary residence default |
| Appreciation % | 3.5% | National long-term average |
| Maintenance % | 1.5% | % of home value/year |
| Investment Return % (Mode 2) | 7% | S&P 500 historical average |
| Capital Gains Tax % (Mode 2) | 15% | Long-term federal rate |
| Lifestyle Factors (Mode 3) | 5/10 each | Mobility, Maintenance, Customization, Stability |
Outputs
| Output | Formula | Purpose |
|---|---|---|
| Break-Even Year | First year Buy Net Wealth ≥ Rent Net Wealth AND remains so | First year buying creates MORE NET WEALTH than renting AND remains so through Hold Period |
| Final Net Wealth (Buy) | Home Value − Loan Balance − Cumulative Costs | Net Wealth = assets minus liabilities. NOT the same as Net Cost. |
| Final Net Wealth (Rent) | Investment Value − Cumulative Rent | Wealth from renting + investing path |
| Wealth Difference | Buy NW − Rent NW | Direct dollar advantage at end of Hold Period |
| Monthly Buy Cost | PITI + Maintenance + HOA | All-in monthly housing cost for owner |
| Status Badge | Break-Even vs Hold Period ratio | GREEN/BLUE/AMBER/RED tier |
How the Rent vs Buy Calculator Works
Net Wealth methodology with opportunity cost — wealth-based, not cost-based
Buy Path Net Wealth at Year t
− Cumulative After-Tax Costs_t
+ Accumulated Savings from Lower Housing Cost_t
(ONLY if Buy monthly cost < Rent monthly cost, otherwise = 0)
(Mode 2 only; Mode 1 sets to 0 always)
where Home Value_t = Home Price × (1 + Appreciation)^t
Equity_t = Home Value_t − Loan Balance_t
Rent Path Net Wealth at Year t
− Cumulative Rent + Insurance_t
where Renter Investment Value_t (Mode 2 only) =
Initial Capital Difference (Buy − Rent upfront amounts)
+ Accumulated annual cash flow differences
(renter's monthly savings when rent < buy cost),
both compounded at the investment return rate, after capital gains tax
Break-Even Year (Persistent Crossing)
AND Net Wealth (Buy) remains higher for all future years within Hold Period
(Compare Buy wealth vs Rent wealth — NOT compared against zero.)
If never persistent within Hold Period → "Renting Wins"
Key User-Facing Rules
- • Both paths evaluated as wealth (NOT cost) for honest comparison
- • Mode 2 opportunity cost is critical — Mode 1 omits it for simplicity
- • Mode 2 invests BOTH initial capital difference AND ongoing cash flow differences (symmetric treatment)
- • Break-Even must be persistent (stable across years), not transient flicker
Worked Example — Generic US Suburban (National Averages)
Mid-range home, 7-year hold (most common scenario):
| Home Price | $400,000 | Monthly Rent | $2,500 |
| Hold Period | 7 years | Mortgage Rate | 6.75% |
| Down Payment | 20% | Appreciation | 3.5% |
| Monthly P&I | ~$2,076 | Investment Return | 7% (Mode 2) |
Mode 1 (no opportunity cost): Year 7 home value ~$508K (3.5% appreciation × 7 years). Break-even ~Year 6. Status: BLUE "Buying Favored."
Mode 2 (adds opportunity cost): Initial Capital (Buy) = $80K down + $12K closing = $92K. Renter's $92K compounded at 7% over 7 years (after 15% capital gains tax) grows substantially. Mode 2 break-even shifts compared to Mode 1 — typically pushed slightly later, sometimes flipping to "Rent wins." For exact numerical outputs, refer to the live calculator above.
Key insight: Mode 2 with opportunity cost typically pushes Break-Even later than Mode 1 by 1–3 years. Buy still often wins at 7-year holds because buyer's equity grows from BOTH appreciation AND loan amortization — leverage on the full home value, not just the down payment. Rent wins when rates are high (7%+), appreciation is low (<2%), or investment returns are high (>9%).
What Rent vs Buy Analysis Actually Compares
Wealth-building paths, opportunity cost, and 2026 market context
The rent vs buy decision is fundamentally a comparison of two wealth-building paths over time, not a one-time cost comparison. Buying a home builds wealth through home equity — appreciation on the full property value plus mortgage paydown. Renting builds wealth through investing the capital you would have used for a down payment and closing costs. The honest question isn't "which is cheaper monthly" but "which leaves me with more net wealth after my chosen Hold Period?" Most simple calculators ignore the renting investment path entirely — that's the central methodological flaw they carry.
What separates this buying vs renting calculator from others is its treatment of opportunity cost. When you put $92K into a down payment and closing costs on a $400K home, that capital could instead be invested in the market. At the S&P 500's historical average of roughly 7% annually (nominal), that $92K grows substantially over a 7-year hold — most simple rent-vs-buy calculators ignore this, making buying look tens of thousands of dollars better than honest comparison actually shows. Mode 2 (recommended) captures this dynamic. Investment returns are uncertain; 7% is a historical average and past performance is no guarantee of future results, but it provides a reasonable planning baseline you can adjust.
In 2026, consumer mortgage rates average ~6.75% for 30-year fixed primary residence loans — meaningfully higher than the 3–4% "cheap money" era of 2020–2021. This higher rate environment compresses the buy-side advantage for shorter holds. Rent increases moderated to roughly 3% annually in 2025–2026 after the 4–6% surge of 2022–2024, but they still compound meaningfully against renters over time. Home appreciation is projected at roughly 3–4% nationally, with wide regional variation. Use the calculator's Conservative scenario to stress-test against a scenario where rates stay elevated or appreciation disappoints.
What Your Break-Even Year and Net Wealth Mean
Interpreting the primary metric, status badge, and lifestyle factors
Break-Even Year is the headline output — the first year buying creates more net wealth than renting AND remains so through the rest of your Hold Period. Net Wealth comparison provides the depth: how much more (or less) you'd have accumulated. Lifestyle factors (Mode 3) capture what the numbers can't.
Status Badge Tiers (based on Break-Even vs Hold Period)
Buying Strongly Favored — Break-Even ≤ Hold/2
e.g., Year 3 of 7-year hold. Rare in 2026 environment; usually requires high appreciation + favorable rates. Strong buying signal.
Buying Favored — Break-Even between Hold/2 and Hold
e.g., Year 5 of 7-year hold. Most common positive outcome. Buying creates more wealth, but the margin depends on inputs.
Marginal — Lifestyle Factors Decide
e.g., Year 6–7 of 7-year hold. Financial near-tie. Non-financial considerations — stability, customization, school districts — may dominate the decision.
Renting Favored at These Assumptions
Break-Even never within Hold Period. Common with short holds, high rates, low appreciation, or strong investment returns. Reconsider buying if hold lengthens or inputs change.
Final Net Wealth — What the Dollar Amounts Mean
Final Net Wealth (Buy) = Home Value at sale − Loan Balance − Cumulative After-Tax Costs + Accumulated Savings if invested (Mode 2). Final Net Wealth (Rent) = After-Tax Investment Value − Cumulative Rent. Wealth Difference = Buy − Rent. Both numbers can be negative — paying for housing isn't free. The question is which path leaves you less negative or more positive at end of Hold Period.
Why Mode 2 Opportunity Cost Matters
The capital locked in a down payment isn't sitting idle in a home — it's capital that could be working in the market. Renting frees that capital for investment; buying locks it in an illiquid asset. Mode 2 quantifies the difference: it tracks both the initial capital difference (what the renter invests instead of the buyer) and ongoing monthly cash flow differences (whichever side pays less each month invests the savings). Default 7% S&P 500 historical average is a reasonable baseline, but past performance does not guarantee future results — use the Conservative scenario (5% return) to stress-test this assumption.
Mode 3 Lifestyle Adjustment — When Subjectivity Matters
Mode 3 weights four lifestyle factors: Mobility (higher = renting favored, range 1–10), Maintenance Tolerance (higher = buying favored), Customization Desire (higher = buying favored), Stability Preference (higher = buying favored). Lifestyle Score range: −10 to +30. Override logic: if Mode 3 score strongly disagrees with the financial recommendation, the calculator flags the mismatch — you decide which weight to trust. Calculator cannot quantify school district quality, family proximity, neighborhood preference, or emotional attachment to homeownership.
2026 Rent vs Buy Market Context
Higher rates compress the buy-side advantage vs the 2018–2021 ultra-low-rate era. Many homes that "obviously" favored buying at 3% now show marginal or rent-favored outcomes at 6.75%. Renting + investing at 7% has become competitive for hold periods under 10 years. Buy-side recovers strongly at 10+ year holds as rent compounds faster than expected. Stress-test with the Conservative scenario before committing — rates and appreciation are uncertain.
Rent vs Buy Benchmarks for 2026
Typical break-even ranges, cost benchmarks, and market context
These benchmarks illustrate typical patterns in the 2026 US market. Individual results depend heavily on specific market, rates, and personal assumptions. Your calculator results always take precedence over these aggregate patterns.
Typical Break-Even Year by Hold Period (2026)
Monthly Cost Ranges (2026 US Suburban)
High-tax states (TX, NJ, IL): add $300–$700/mo from property taxes.
Long-term Home Appreciation
- • National long-term average: ~3–4% nominal annually
- • Sunbelt strong markets (Austin, Tampa, Phoenix): 4–7%
- • Rust Belt and slow-growth markets: 1–2%
- • Coastal supply-constrained (SF, Boston, NYC): 4–6% but volatile
- • Calculator default 3.5% — adjust for your specific market
Long-term Investment Return Assumptions
- • S&P 500 historical (1928–2025): ~10% nominal, ~7% real (after inflation)
- • Conservative balanced portfolio (60/40): ~6–7% nominal
- • Bond-heavy retiree portfolio: ~3–5% nominal
- • Calculator default 7% reflects S&P 500 nominal — adjust if your investment strategy differs
These ranges are illustrative patterns for typical 2026 US markets, NOT measured statistical datasets, NOT predictions for your specific scenario. Rates, appreciation, rent growth, and investment returns vary by market and time period. The calculator's output on YOUR inputs always takes precedence. For market-specific data, consult Zillow, Redfin, or local realty associations.
Rent vs Buy Decision by User Type
Different life stages call for different analysis
First-Time Buyer (no current home)
Use Mode 2 with realistic 7% investment return — most first-time buyers underestimate opportunity cost. For Hold Period, be honest about likely tenure: job changes and family planning typically mean 5–7 years is realistic, not 30. Status Badge AMBER or GREEN suggests buying makes financial sense; RED suggests waiting, saving more, or extending your expected stay. If Buy wins, continue with the Mortgage Investment Calculator for actual payment details with consumer rates.
Career Mover (frequent relocations expected)
Hold Period 3–5 years makes buying extremely difficult to justify — transaction costs (10% combined) eat any equity gains. Mode 3 with Mobility importance 8–10 will almost always override financially marginal results toward renting. Renting + investing the down payment can build substantial wealth over a decade of career mobility. Don't buy unless you're confident on a 5+ year stay.
Retiree (downsizing or aging in place)
Hold Period 15–30 years (or "until end of life") heavily favors buying — rent compounds against fixed income over decades while a mortgage payment, once locked, loses real value to inflation. Mode 3 with Stability preference 8–10 reinforces the financial case for buying. Consider lower-leverage purchase (15% down + 15-year term) for reduced monthly PITI and faster equity build.
Family Planner (kids, schools, stability)
Hold Period 10–15 years (school stability matters). Mode 3 Stability 8–10, Customization 7–9 heavily favor buying. School district quality often drives location choice — calculator can't quantify this explicitly. Buying a home in a good school district is often financially marginal at 6.75% rates but lifestyle-strong; Mode 3 captures the trade-off honestly.
Wealth Maximizer (optimizing long-term net worth)
Run all 3 modes — let the financial result drive the decision while using Mode 3 to identify lifestyle factors that might override. Mode 2 with an honest 7% investment return is the methodologically correct comparison; Mode 1 is simpler but biased toward buying. Your Hold Period assumption is critical — be ruthless about realistic tenure. A wealth-maximizing renter who invests the down payment and monthly savings at 7%+ can outperform a buyer who sells in under 7 years, especially when accounting for transaction costs and PMI. Consider the Rental Property Calculator if you're evaluating investment property as an alternative wealth strategy.
Common Use Cases
When this calculator is the right tool
First-time homebuyer decision
Should I rent another year and save more, or buy now? Calculator shows break-even year and net wealth comparison at realistic 2026 consumer rates — the quantitative foundation for your housing decision.
Relocation cost analysis
Moving to a new city — should I rent first to learn neighborhoods, or buy immediately? Hold Period sensitivity analysis shows exactly when buying breaks even vs renting while you learn the market.
Career change financial planning
Considering a job change with relocation risk? Calculator shows when buying becomes a financial trap if you're forced to sell within 3–5 years — transaction costs visible in the short-hold scenarios.
Market comparison analysis
Compare rent-vs-buy dynamics across markets (Austin vs Pittsburgh vs San Francisco) by adjusting Home Price, Monthly Rent, Appreciation, and Property Tax. Saved Scenarios widget lets you compare up to 20 market comparisons.
Retirement housing decision
Downsize and buy smaller home, or sell and rent? Set Hold Period 15–30 years and Stability factor high — calculator clarifies the long-hold financial trade-off with explicit Mode 3 lifestyle weighting.
Live-in flip or househack evaluation
Real estate investors considering a primary residence with rental unit can use this calculator for the primary residence component, then cross-reference the Mortgage Investment Calculator and Rental Property Calculator for the investment side of the deal.
How This Calculator Aligns with Industry Conventions
Methodology, peer comparison, and what we do differently
Standard Rent vs Buy Methodology
Industry standard: compare cumulative cost of buying vs cumulative rent over hold period. This approach is insufficient — it ignores the opportunity cost of the down payment. The wealth-based methodology used here (Net Wealth = assets minus liabilities on both paths) is more honest. The NYT Rent vs Buy Calculator, widely considered the canonical consumer rent-vs-buy tool, uses wealth-based comparison; many simpler tools don't. This calculator follows wealth-based methodology with explicit opportunity cost in Mode 2.
Transaction Cost Conventions
Closing costs (buyer side) typically 2–4% of home price (calculator default 3%). Selling costs typically 6–8% (5–6% realtor + 1–2% transfer/prep) — calculator default 7%. Many simple calculators ignore selling costs entirely — a major error for short holds. Combined transaction costs of ~10% on a $400K home equals ~13 months of $3,000/mo rent. This calculator includes both buy- and sell-side transaction costs by default.
How This Differs from NYT, Bankrate, or Zillow Tools
- NYT calculator: Excellent methodology, wealth-based, but lacks lifestyle factor option and scenario comparison.
- Bankrate / Zillow: Tend toward cost-based comparison, often ignore opportunity cost of invested capital.
- Reddit /r/personalfinance tools: Often skip selling costs and PMI auto-cancellation modeling.
- RealCalc Rent vs Buy: Unique in (a) Net Wealth methodology with opportunity cost as Mode 2 recommended path, (b) Mode 3 lifestyle factor weighting with radar chart, (c) persistent Break-Even crossing detection, (d) cross-calculator invariant with Mortgage Investment Calculator ±$1, (e) PMI auto-cancellation at 78% LTV modeled, (f) audience redirect for investor users.
These comparisons describe market positioning, not endorsements. Multiple quality calculators exist. This calculator's approach emphasizes wealth-based methodology over cost comparison and treats opportunity cost as central.
Limitations of This Calculator
What this calculator cannot tell you
Cannot model lifestyle factors completely
This calculator models a primary residence decision, not investment property purchase. Mode 3 captures 4 lifestyle dimensions but cannot quantify school quality, neighborhood preference, family proximity, emotional attachment, or identity factors associated with homeownership. Lifestyle Score is illustrative, not prescriptive. For investment property analysis, use the Mortgage Investment Calculator.
Investment returns are projections, not guarantees
Default 7% S&P 500 historical average (1928–2025); past performance doesn't guarantee future results. Sequence of returns matters in real life — early losses hurt more than late losses. Tax treatment varies by account type (401k, IRA, brokerage). Use Conservative scenario (5–6% return) for stress-testing.
Tax deduction logic is simplified
Default applies marginal rate × mortgage interest (approximation for most homeowners who itemize). Advanced toggle handles SALT cap ($10K), $750K loan limit, and standard vs itemized comparison. State-specific rules not modeled. Tax law subject to change. Consult a CPA for actual tax projections.
Local market dynamics not captured
Default appreciation 3.5% is the national long-term average. Local markets vary 1–7%+ — adjust input by your specific metro. Job market dynamics, demographic shifts, and climate change impacts are not modeled. Use the Conservative scenario for stress-testing if uncertain about local conditions.
PMI auto-cancellation is approximate
Calculator models PMI cancellation at 78% LTV based on amortization schedule — an improvement over most online tools that ignore PMI entirely. Actual cancellation depends on appraisal at request and lender policy. Some loan types (FHA) require refinancing to drop MIP — not standard Conventional PMI behavior. For your specific loan, consult the servicer.
Not a substitute for professional advice
Educational tool for primary residence decision-making. Before committing: mortgage broker for actual rate quotes, financial planner for full wealth analysis, real estate attorney for contracts. "Not investment advice" disclaimer applies. Projections are based on your inputs, not guarantees of outcomes.
When Not to Use This Calculator
- • Investment property analysis (rentals, flips): use Mortgage Investment Calculator with investor rates
- • Commercial real estate: use commercial calculator with different financing structures
- • Lease vs buy for cars/equipment: this tool is for housing only
- • Specific tax planning: consult CPA — calculator's tax logic is simplified
- • Regional housing trend forecasting: use local market data (Zillow, Redfin)
- • Quick comparison without methodology rigor: simpler tools exist (but skip opportunity cost)
Common Mistakes in Rent vs Buy Analysis
Avoid these five errors
Ignoring opportunity cost
The most common error — assuming the down payment is "free" because you'd spend it on a home anyway. In reality, that capital invested at 7% over 7 years from a $92K starting point grows substantially. This calculator's Mode 2 handles this honestly and shows you the quantitative gap.
Underestimating transaction costs
Closing (3%) + selling (7%) = 10% of home value in friction. On $400K that's $40K. Many simple calculators ignore selling costs entirely, making short holds look much more attractive than reality. These costs are displayed prominently in this calculator.
Confusing monthly cost with wealth comparison
"My mortgage payment is the same as rent" doesn't mean buying equals renting financially. Buying builds equity (wealth-positive through appreciation and paydown), renting doesn't directly build equity. The Net Wealth methodology used here captures this honestly — it's not about monthly payment equality, it's about which path builds more wealth over time.
Underestimating maintenance
Default 1.5% of home value per year = $6K on a $400K home. Many homeowners underestimate by 50%+ — actual long-term maintenance averages closer to 2–3% when you account for roof, HVAC, plumbing, and appliance replacement. Don't zero out maintenance in the calculator; it materially affects Break-Even Year.
Assuming you'll stay 30 years
US median home tenure is 7–13 years, varying by metro. Your 30-year financial plan typically doesn't survive job changes, family changes, and lifestyle shifts intact. Use a realistic Hold Period — 7 years for most users, shorter if career mobility is high. Overoptimistic tenure assumption is the single most common user error in rent-vs-buy analysis.
Frequently Asked Questions
Common questions about rent vs buy decisions