Rent vs buy calculator

Compare the full cost of buying (mortgage, taxes, insurance, upkeep, closing and selling costs, minus the equity you keep) with renting, over the years you plan to stay.

Home price

The price of a home you would buy.

Monthly rent for a similar home

What you pay, or would pay, to rent.

Down payment

20% avoids private mortgage insurance on most loans.

Mortgage rate

30-year fixed. Use your own quote if you have one.

Years you plan to stay

More settings (taxes, upkeep, growth)

Property tax (% of value a year)

Your county or state rate.

Home insurance ($ a year)

Ask an insurer for a quote.

Maintenance (% of value a year)

Many planners budget 1% to 4% a year.

Closing costs to buy (% of price)

Lender, title and other fees.

Costs to sell later (% of price)

Your estimate of agent commissions and closing costs when you sell.

Home price growth

Your assumption. Nobody knows future prices.

Rent increase

Your assumption.

Return on savings you keep by renting

Your assumption. What the down payment could earn if you rent.

Press Calculate to compare

Starting values: median existing-home price $417,500 (NAR, September 2026, updated automatically), 30-year fixed rate 7.32% (Freddie Mac PMMS, Oct 22, 2026, updated automatically), median 2-bedroom asking rent $1,890 (Realtor.com, Sep 2026), 0.90% average effective property tax (ATTOM, 2025), home insurance $2,490 a year (NerdWallet), maintenance 1% of value a year (low end of Fannie Mae's 1% to 4% guide), closing costs 3.5% (middle of Bankrate's 2% to 5%). Selling costs, price growth, rent increases and the return on savings are assumptions you should change. General information, not financial advice.