Money Calculators
Use this rent or buy calculator to compare estimated owner net cost with estimated rent cost before choosing whether to keep renting, buy a home, or adjust the housing budget.
Live calculator
$14,939 difference over 5 years.
Out-of-pocket owner cash minus estimated equity after sale.
Includes 3.0% yearly rent growth.
Principal, interest, tax, insurance, HOA, and maintenance.
This is not a recommendation to rent or buy. Taxes, insurance, PMI, repairs, opportunity cost, local rent, market prices, closing timing, and lender terms can all change the real answer.
| Part | Estimate |
|---|---|
| Loan amount | $378,000 |
| Principal and interest | $2,451.70 |
| Property tax / month | $433.33 |
| Maintenance / month | $350.00 |
| Down payment | $42,000 |
| Closing costs | $12,600 |
| Future home value | $486,895 |
| Principal built | $23,150 |
| Selling costs | $29,214 |
| Estimated equity after sale | $102,831 |
| Owner cash out | $264,302 |
Use this as a planning estimate. Taxes, insurance, repairs, PMI, rent growth, appreciation, closing costs, selling costs, opportunity cost, local market conditions, and lender terms can change the real-world outcome.
Quick answer
Mortgage vs Rent Decision Calculator compares estimated owner net cost with estimated rent cost over the same holding period, then shows the cost difference. It includes mortgage payment, taxes, insurance, HOA, maintenance, closing costs, selling costs, appreciation, and rent growth.
Formula
Cost difference = estimated owner net cost - estimated rent costOwner net cost equals down payment, closing costs, and ownership payments minus estimated equity after sale. Rent cost sums monthly rent with annual rent growth.
How to use
Example
Calculator use
Before relying on it
Details
The calculator subtracts estimated equity after sale from down payment, closing costs, and monthly ownership costs.
Rent is summed month by month and increases once per year by the rent growth rate entered.
A positive difference means buying costs more in the scenario. A negative difference means buying costs less in the scenario.
Short stays can make transaction costs matter more. Long stays can make appreciation, maintenance, and rate assumptions matter more.
After the comparison, use the mortgage calculator, mortgage affordability calculator, debt-to-income calculator, or rent affordability calculator to test the specific budget path.
Source notes
Benchmarks
A broad planning heuristic: small differences can be overwhelmed by repairs, rent changes, taxes, or market moves.
Closing and selling costs can dominate if you expect to move soon.
Appreciation, rent growth, maintenance, rate, and tax assumptions get more important over time.
Calculator accuracy
Cost difference = estimated owner net cost - estimated rent cost
Monthly rent, Home price, Down payment %, Mortgage rate, Loan term years, Years staying, Property tax / year, Insurance / month, HOA / month, Maintenance % / year, Closing costs %, Selling costs %, Rent growth % / year, Home appreciation % / year
Mortgage-versus-rent results compare the visible assumptions you enter. They do not predict housing markets, rent changes, maintenance surprises, tax treatment, investment returns, transaction timing, or lender approval.
June 6, 2026
Toolkit Shelf. Mortgage vs Rent Decision Calculator. Last reviewed June 6, 2026. https://toolkitshelf.com/tools/mortgage-vs-rent-calculator
FAQ
Compare the rent paid over the same period with the owner's out-of-pocket cost after subtracting estimated equity at sale.
No. It focuses on direct housing cash flows and estimated equity. If down payment or closing cash would be invested elsewhere, compare that opportunity cost separately before treating the result as final.
No. It is a planning comparison. Taxes, repairs, PMI, insurance, local market prices, lifestyle needs, and lender terms can change the decision.
Buying has transaction costs. A longer holding period spreads those costs across more months, while a shorter stay gives less time for equity to build.
Holding period, home appreciation, rent growth, mortgage rate, maintenance cost, and transaction costs usually move the comparison the most.
Yes. Down payment and closing cash could have been saved or invested elsewhere, so opportunity cost helps compare buying with renting more fairly.