Rent vs Buy Calculator

What are you seeing here?

This tool compares your net worth over time if you buy a home versus renting and investing the same money. Move the sliders to see how the curves change.

Final net worth (buy)

Final net worth (rent & invest)

Home equity at the end

Investment value at the end

Difference (rent - buy)

Analysis period / loan term 30 years

Home price $400,000

Down payment (%) 20%

Mortgage rate (annual) 6.5%

Investment return (annual) 8%

Monthly budget (housing + extra) $3,000

ZIP code (for taxes & appreciation)

We’ll use typical US averages; you can adjust the numbers manually.

Property tax (% of home value / year)

Home appreciation (annual %)

Annual maintenance (% of home value)

HOA fees (monthly)

Other housing costs (monthly, buy)

Monthly rent (if renting)

How this comparison works

When you buy, your net worth is the home value minus the remaining mortgage.
When you rent, your net worth is the value of the investment created with the down payment and the extra cash each month.
Property taxes, maintenance and HOA only apply to the buy scenario.
This is a simplified model. Real life includes more variables (closing costs, insurance, vacancies, etc.).