Your assumptions
Scroll inside this box for all inputs. Results update as you go, and the bar at the bottom shows the outcome.
Nobody has a crystal ball. The market is always changing, and these numbers are estimates for example and educational purposes only. They depend on the assumptions you enter and aren’t a guarantee of future home prices, interest rates, or rents, or financial, tax, or legal advice.
What you’d have over time
If you sold at that point, after selling costs. Hover or tap to see money spent so far.
To compare fairly, the renter has the same monthly budget as the buyer and keeps whatever they don’t spend on rent. Owners’ lines show home equity after selling costs, so they start below the renter and climb as the home gains value and the loan is paid down. Where a line crosses the renter’s, buying pulls ahead.
Where the money goes over 5 years
Money that doesn’t come back, compared with what each path builds.
| Keep renting | Buy today | Wait, then buy | |
|---|---|---|---|
| Rent paid | $0 | ||
| Interest, property tax, insurance, HOA, PMI | $0 | ||
| Closing, refinance and selling costs | $0 | ||
| Estimated tax savings | $0 | ||
| Money you don’t get back | |||
| Home appreciation | $0 | ||
| Growth on down payment and closing costs invested | |||
| Monthly investing: amount added | $0 | ||
| Monthly investing: growth | $0 | ||
| Net cost after home value gained | |||
| Compared with renting | Baseline |
Every situation is different. I’m happy to run these numbers with you using real rates, real rents, and homes you’re actually considering.
Run my numbers with SamDisclaimer: The real estate market is always changing, and no one can predict the future. This calculator is for example and educational purposes only. Results depend entirely on the assumptions entered and are not a prediction or guarantee of future home prices, interest rates, rents, or investment returns. It is not financial, tax, legal, or lending advice. Tax savings are a rough federal estimate based on 2026 brackets; consult a tax professional. Loan terms, seller credit limits, PMI, VA funding fees, and refinance eligibility vary by lender and loan program; confirm with your lender. Samuel Foote, REALTOR®, Compass, DRE #02081916.
How this is calculated
The big picture
- Same budget for everyone. Everyone has the same monthly budget as the buy-today payment. Renters keep whatever they don’t spend on rent.
- You sell at the end. Results assume the home is sold at the end of the time frame you pick.
- Your down payment isn’t a cost. The down payment and the principal you pay down become equity, and you get them back when you sell.
Buying, selling, and refinancing
- Buying: closing costs are 3% of the price.
- Selling: costs are 7% of the sale price, including agent commissions, title, and escrow.
- Refinancing: today’s buyer refinances the month rates drop, pays 1.5% of the loan, and has the lower payment from then on.
Home prices
- Normal growth: home values rise at the current growth rate every year.
- Hot market: if rates drop, the hot-market increase is added over the next 12 months. It raises the value of every home, including one bought today. It only applies if the rate after waiting is lower than today’s rate.
- Waiting buyer: keeps renting until they find a home, then pays whatever prices have risen to.
Ongoing costs
- Property tax: based on the purchase price and rises 2% a year (Prop 13).
- HOA and insurance: rise each year at the rates you set. Mello-Roos goes in the HOA field.
- Maintenance: a set percentage of the home’s value each year (0.75% by default), so it rises as the home gains value.
- Tax savings: a rough federal estimate. Your tax bracket times the mortgage interest and property tax above the standard deduction. State taxes aren’t included.
VA loans
- No PMI, and as little as 0% down.
- Funding fee: 2.15% for a first VA loan or 3.3% after that with under 5% down; 1.5% with 5% down; 1.25% with 10% down. It’s added to the loan. A VA streamline refinance adds 0.5%. Usually waived with a VA disability rating.
Renter investing (optional)
- Down payment money: can be invested instead of sitting in the bank.
- Monthly investing: comes out of the money the renter already saves by renting, so only the investment growth is added.
Not included
- Taxes on investment gains.