Compare the total cost of renting versus buying a home over time. Factor in mortgage payments, rent, and equity growth. Everything runs locally in your browser — nothing is uploaded.
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Year-by-year net worth: buying builds equity minus interest, tax, insurance, maintenance (~1%/yr) and selling costs (~8%); renting invests the down payment difference at market returns. Example: $400k home, 10% down, 7% rate vs $2,200 rent growing 3%/yr → buying pulls ahead around year 7–9.
Unrecoverable buying costs run ≈5% of home value yearly (interest + tax + maintenance, excluding principal). If annual rent is well below 5% of the price, renting wins financially. $400k × 5% = $20k/yr vs $26,400 rent → close call, decided by appreciation.
Dramatically: 3% yearly appreciation on $400k adds $12k/yr to the buy side. In flat markets renting usually wins under 7 years; in hot markets buying wins sooner. Run both assumptions.
Counted: a $40k down payment invested at 7% becomes ~$79k in 10 years. Buying must beat renting by more than that foregone growth — the calculator includes it automatically.
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