What does “buy net worth” mean here?

Home value after N years, minus the remaining mortgage and a selling-cost percent. It is equity after you sell, not a Zillow estimate.

What does the rent path invest?

The down payment plus buy-side closing, grown at your investment rate, plus any month the owner payment is higher than rent.

Are property taxes and maintenance included?

Yes, as annual percents of today’s price, then grown with home value. Insurance and HOA are dollar inputs.

US 2026 mortgage rates?

You type the rate. This is not a quote and it does not add PMI, points, or state credits.

Runs in your browser · Last updated 7 September 2026

Free Rent vs Buy Calculator (US, 2026)

Free US rent vs buy calculator. Compare buying (P&I, tax, insurance, maintenance) with renting and investing the down payment. Browser tool — nothing is uploaded.

Home price ($)Down payment %Mortgage rate %Mortgage term (years)Property tax % / yearHomeowners insurance / year ($)Maintenance % / yearHOA / month ($)Buy closing %Sell closing % (at exit)Today's rent / month ($)Rent inflation % / yearHome appreciation % / yearInvest down payment at % / yearYears until you sell / move

After 7 years, renting and investing wins on net worth. Buy path is equity after selling costs. Rent path grows the down payment + closing, plus any month the owner payment exceeds rent. Not a lender or tax filing.

Buy net worth

$173,101

Rent + invest net worth

$203,944

Buy advantage

-$30,843

Monthly P&I

$2,022.62

Owner cost (year 1 / mo)

$2,872.62

Down + buy closing

$92,000

How to use this tool

Enter price, down payment, rate, and the years you expect to stay.
Set tax, insurance, maintenance, rent, and growth rates.
Compare buy equity after selling costs with the renter’s invested pot.

Worked example

$400,000 house, 20% down, 6.5% 30-year, 1.1% tax, $1,800 insurance, 1% maintenance, $2,200 rent. After seven years at 3% appreciation and 7% invested returns, the page shows which pile is larger once 6% selling costs come off the house. A cheap rent and a flat house usually favor renting; a long stay and rising prices usually favor buying.

Frequently asked questions

What does “buy net worth” mean here?: Home value after N years, minus the remaining mortgage and a selling-cost percent. It is equity after you sell, not a Zillow estimate.
What does the rent path invest?: The down payment plus buy-side closing, grown at your investment rate, plus any month the owner payment is higher than rent.
Are property taxes and maintenance included?: Yes, as annual percents of today’s price, then grown with home value. Insurance and HOA are dollar inputs.
US 2026 mortgage rates?: You type the rate. This is not a quote and it does not add PMI, points, or state credits.
Uploaded?: No.