Rent vs. Buy Moving Calculator
Compare housing cash needs and costs over your chosen stay, with mortgage principal, resale value and selling costs shown separately.
Updated September 29, 2026 · All moving tools
Use your own estimates or written quotes. “Load example” uses invented numbers to explain the calculation, not market averages or verified tax bills.
Build your scenario
Inputs are saved in this browser after calculation. They do not sync across devices. No email or account number is requested.
Methodology, sources and limits
The mortgage uses a fixed-rate amortizing payment. Each month, interest equals remaining principal × annual rate ÷ 12. The rest of the payment repays principal. Buying cash includes the down payment, closing costs, mortgage payments and the ownership costs you enter. At the end, the model subtracts sale proceeds after the remaining loan and selling costs.
Rent expense includes start fees, monthly rent with your annual change assumption and renter insurance. The refundable rent deposit affects upfront cash but is excluded from expense. Owner expenses remain constant; changes to insurance, property tax, maintenance, mortgage insurance and HOA fees are not forecast. Investment opportunity cost, tax deductions, utilities and unentered costs are excluded.
Example check: a $120,000 home with a $20,000 down payment and a 10-year, 0% loan requires $833.33 monthly principal. After one year, the loan is $90,000. With no other costs, price change or sale costs, net ownership cost is $0: the cash paid becomes equity. That arithmetic example is not a realistic complete housing budget.
Sources for document interpretation: CFPB closing disclosure explainer. Use a lender’s actual Loan Estimate and local tax/insurance quotes; no predicted appreciation or market average is supplied.
Model version 1.0 · Reviewed September 29, 2026. Your entries are planning assumptions. The calculation does not submit them to a quote provider; normal website analytics are separate.
Common questions
Is a mortgage payment all expense?
No. Principal reduces the loan balance. This model tracks the balance and credits modeled sale proceeds separately.
Does this predict house prices?
No. Appreciation and rent growth are your assumptions. Try lower resale values and higher costs before relying on a result.
Does the cheapest scenario mean I should move?
No. Consider liquidity, job stability, flexibility, maintenance risk and the costs this model excludes.
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Planning information only, not tax, legal or financial advice. Check the relevant agency or provider before acting. Report a correction