Finance calculator
Rent vs Buy Calculator
Compare the total cost of renting versus buying a home and find the break-even year.
Quick answer
Is it better to rent or buy a house?
Buying usually wins if you stay long enough for home value growth and loan paydown to outweigh closing, selling and interest costs — often 5 or more years. For short stays, renting is usually cheaper. Enter your price, rent and years to see your break-even year.
- Enter the home price, down payment and mortgage rate.
- Add tax, upkeep, insurance and growth rates.
- Enter your monthly rent and how fast it rises.
- Set how many years you plan to stay.
- Compare net costs and the break-even year on the chart.
Net cost of buying = all payments + upfront costs − (sale price − selling costs − remaining loan) • Net cost of renting = rent paid − investment growth on the down payment
⚡ Answer updates as you type · Enter = calculate · Esc = reset
Net cost of buying = everything you pay (down payment, closing, mortgage, tax, upkeep, insurance) minus the cash you'd get from selling. Net cost of renting = rent paid minus what your down payment and closing money would earn invested.
Compare the true cost of buying a home against renting over the years you plan to stay, including mortgage interest, taxes, upkeep, home value growth, selling costs and what your down payment could earn if invested.
Disclaimer: This tool provides estimates for informational purposes only and is not financial advice. Please do your own due diligence and consult a qualified professional before making real-world financial decisions.
About this Rent vs Buy Calculator
The Rent vs Buy Calculator shows whether buying a home or renting costs less over the years you plan to stay. It counts mortgage interest, property tax, maintenance, insurance, closing and selling costs and home value growth, and compares them with rent plus what your down payment could earn if you kept it invested.
What you'll need
- • Home price
- • Down payment %
- • Mortgage rate and term
- • Property tax, maintenance, insurance
- • Home value growth
- • Closing and selling costs
- • Monthly rent and rent increase
- • Investment return
- • Years staying
How it works
- 1. Enter home and loan details.
- 2. Enter rent details.
- 3. Choose how long you'll stay.
- 4. Read which option is cheaper and by how much.
- 5. Download the yearly table as CSV or PDF.
Worked example
$400,000 home, 20% down at 6.5%, versus $2,200 rent: over 10 years the chart shows which costs less and the year buying breaks even.
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Rent vs Buy Calculator FAQ
What is the Rent vs Buy Calculator?
The Rent vs Buy Calculator is a free online tool that helps you compare the total cost of renting versus buying a home and find the break-even year.
How do I use the Rent vs Buy Calculator?
Open the Rent vs Buy Calculator, enter the requested values, and review the instant estimate on the page.
Is the Rent vs Buy Calculator free?
Yes. The Rent vs Buy Calculator is free to use on Fast Online Calculator and does not require an account.
What is the break-even point for buying a home?
The year when the total net cost of buying drops below renting. Upfront closing costs and selling costs mean it often takes several years.
Why does the calculator include investment return?
If you rent, your down payment and closing money can stay invested and grow. That lost growth is a real cost of buying.
Does this include the mortgage interest tax deduction?
No. Most people take the standard deduction, so it is left out to keep the estimate conservative.
What maintenance cost should I use?
A common rule of thumb is 1% of the home's value per year; older homes may need more.
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