A full year-by-year simulation. Appreciation, closing costs, selling costs, PMI, maintenance, rent inflation, and the investment return you'd earn on the down payment — all in one honest number and one clear chart.
Everything updates live. Play with the numbers.
Your down payment carries over from other tools on this site. All saved locally — never sent anywhere.
Gross home equity at exit is $201,995 ($491,950 − $289,954). After 6% selling costs, you walk away with $172,478, which is what we subtract from your total cash outlay.
Assumes 3% closing costs on purchase and 6% selling costs at exit. Rent grows at your entered rate; PMI drops off automatically once loan balance falls below 80% of the original home price.
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We tally every dollar of buying (down payment + closing + monthly costs − principal paid − appreciation + 6% selling costs) against every dollar of renting (rent inflation, renters insurance, minus the investment return you'd earn on the down payment you didn't spend).
The moment buying overtakes renting on total net cost. Short-term stays almost always favor renting; long-term stays favor buying. Where the crossover happens depends on your rent, rate, and appreciation assumptions.
Home appreciation and investment return are the two biggest levers. We use 3% and 6% as reasonable long-run defaults, but tweak them and see how your break-even year moves.