Rent or buy? Let's run your numbers.
Renting or buying comes down to how long you’ll stay, what rent costs today, and what buying costs upfront and month to month. This calculator compares both paths year by year and shows the break-even point where buying starts to win.
Adjust the details below and watch the comparison update in real time. We weigh the full picture — equity, appreciation, and what your money could earn if invested instead.
Advanced assumptions
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Adjust the inputs to see your result.
These figures are estimates to help you compare, not a quote or a commitment to lend. Your actual costs depend on your loan program, credit profile, taxes, and insurance.
Like what the numbers say?
A licensed broker can confirm them against real programs — no consultation fees, ever.
To save a clean, complete copy of your calculator results, head back to the page and tap “Download my results” — we’ll unlock a print-ready version with all of your numbers, free.
eurekamortgage.net · 503-420-5434 · info@eurekamortgage.net · No consultation fees, ever
Eureka Mortgage Planning LLC – NMLS #2456819. Equal Housing Lender. Licensed by the Oregon Division of Financial Regulation, Idaho Department of Finance, California Department of Financial Protection and Innovation (CFL), Washington State Department of Financial Institutions, Arizona Department of Insurance and Financial Institutions, Texas Department of Savings and Mortgage Lending, New Mexico Financial Institutions Division, Nevada Division of Mortgage Lending, Florida Office of Financial Regulation, and Tennessee Department of Financial Institutions. This is not a commitment to lend. All loans are subject to underwriting and approval. Terms, rates, and programs are subject to change without notice. Not all loan products are available in all states. For licensing information, go to http://www.nmlsconsumeraccess.org.
Rent vs. Buy Calculator Questions
How does the calculator compare renting and buying?
It totals what you would spend on rent over your time horizon, including expected rent increases, and compares it with the true cost of owning: mortgage payment, taxes, insurance, maintenance, and closing costs, offset by the equity you build and any home appreciation you assume.
What is the break-even point?
The break-even point is the year when the cost of owning drops below the cumulative cost of renting. If you expect to move before that year, renting may cost less; if you plan to stay longer, buying usually pulls ahead. The calculator shows you that crossover year for your inputs.
What assumptions matter most?
Home appreciation, rent growth, and how long you stay drive the result more than anything else. Small changes in those three inputs can move the break-even year by several years, so try a conservative case and an optimistic case before drawing conclusions.
Does buying make sense if I have a small down payment?
Sometimes. Several loan programs are designed for buyers with limited savings, and down payment assistance may be available depending on your state and income. The calculator can model a smaller down payment; a broker can tell you which programs you would qualify for.
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