Abel's Calculators

Rent vs Buy Calculator — true net worth comparison over time

Built by a dog, for humans

Renting isn't "throwing money away."

Most rent-vs-buy calculators oversimplify. We model the full picture — opportunity cost of your down payment invested in the market, home appreciation, maintenance, property taxes, rent increases, insurance, and more. The answer depends on your numbers, not a rule of thumb.

Renting

Current Monthly Rent ($)

Expected Annual Rent Increase (%)

US historical average is ~3%/year

Renter's Insurance ($/mo)

Plan to move to a bigger rental

Move in Year

New Monthly Rent ($)

After this year, the new rent will increase at the same annual rate

Buying

Home Price ($)

Down Payment (%)

Mortgage Rate (%)

Loan Term (years)

Closing Costs (%)

% of home price

Property Tax ($/yr)

Prop. Tax Increase (%/yr)

Annual reassessment growth

Home Insurance ($/yr)

Insurance Increase (%/yr)

HOA ($/mo)

HOA Increase (%/yr)

Maintenance (%/yr)

% of home value (grows with appreciation)

PMI Rate (%/yr)

If down payment < 20%

Selling Costs (%)

Agent fees, etc. at sale

Market & Assumptions

Home Appreciation (%/yr)

US avg ~3-4%/yr

Investment Return (%/yr)

S&P 500 avg ~7% real

Marginal Tax Rate (%)

Time Horizon (years)

Filing Status

2025 standard deduction used

Other Itemized Ded. ($/yr)

SALT, charitable, etc.

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Enter your details and click Compare Rent vs Buy

We'll model both paths year-by-year and show you the full picture

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