Rent vs own calculator

Compare the cash cost and assets you keep when renting versus owning. The renter invests the unused down payment, and whichever option costs less invests the yearly savings.

1) Inputs

Rent

Rent cost ($/month)

Annual rent increase (%)

Own

House price ($)

Mortgage rate (%)

Property tax (%)

Home appreciation (%/year) (FHFA national: 2.0%, Apr 2026)

HOA monthly cost ($) (default 0)

Down payment

20% down 5% down (FHA)

Estimated cost to own / month

—

Upfront and monthly cost difference

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2) Compare the selected year

Renting is always on the left. Owning is always on the right.

Rent

Pay rent and invest the cash you did not put into a house.

Housing cost this year

—

Investment account you own

—

Own

Pay the mortgage, property tax, and HOA, and build home equity.

Housing cost this year

—

Home equity and invested savings

—

3) Which choice leaves you with more?

This compares assets you still own. It excludes insurance, maintenance, PMI, income or capital-gains taxes, and buying or selling costs.

Estimated asset lead

—

Growth only at Year 0

This removes contributed cash and mortgage principal so you can compare stock-market growth with home-price appreciation.

Stocks: market growth earned

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Home: price appreciation

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Rent

Assets you keep: investments

—

Money spent and gone: rent

—

not recoverable

Own

Assets you keep: home equity and investments

—

Money spent and gone: interest, tax, and HOA

—

not recoverable

Years

Year 0

0y 15y 30y