---
title: "Rent vs buy calculator"
description: "Rent vs buy with break-even year, opportunity cost, and net worth over a planning horizon."
htmlPath: "/rent-vs-buy"
tool: "rent-vs-buy"
keywords:
  - "rent vs buy calculator"
  - "break-even year"
  - "opportunity cost"
  - "rent vs buy calculator credit score"
  - "rent vs buy with high interest rate"
---

# Rent vs buy calculator — break-even & net worth

- **URL:** https://financeflow.studio/rent-vs-buy  
- **Markdown:** https://financeflow.studio/ai/rent-vs-buy.md  
- **Query presets:** `?horizon=5&down=20&price=350000&rent=1800`  
- **Credit deep links:** `?credit=excellent|good|fair|poor` (buy-path rate; can combine with horizon/down)  
- **Primary keywords:** rent vs buy break even; opportunity cost; taxes and insurance; maintenance; first-time buyer  

## Summary

Compares **renting vs buying** over a planning horizon using **end-of-horizon net worth**. Buy path: mortgage, taxes, insurance, PMI, maintenance, closing/sell costs, appreciation, optional cash-flow portfolio. Rent path: rent growth, renters insurance, and **opportunity cost** (invest down payment + buy closing costs at assumed return). Shows **break-even year** when buy net worth catches rent.

## Inputs (typical)

- Horizon years (presets: 3 / 5 / 7 / 10)  
- Home price, down payment % (presets: 5 / 10 / 20), rate (or illustrative credit score range on buy path; `?credit=`), term, loan type  
- Tax, insurance, PMI, HOA, maintenance %, appreciation, buy closing %, sell cost %  
- Monthly rent, rent growth, renters insurance  
- Investment return (opportunity cost)  

## Outputs

- Verdict (buy / rent / even) and net worth delta  
- **Break-even year** label  
- Year-1 monthly buy vs rent costs and breakdowns  
- Year-by-year series / table  
- End equity, sale proceeds, portfolios  

## FAQs (selected)

### How does credit score affect rent vs buy?

Credit score ranges preset an illustrative mortgage rate on the **buy** path only. Higher rates can delay break-even. Example: https://financeflow.studio/rent-vs-buy?credit=good&horizon=7

### When does buying become cheaper than renting?

In this model, the **break-even year** is the first year buy net worth ≥ rent net worth under your assumptions. Depends on horizon, down payment, rate, rent, appreciation, returns, and ownership costs. Not a market forecast.

### How long do I need to stay to make buying worth it?

Set the comparison horizon and read break-even year. Short stays (e.g. 3 years) often favor rent once transaction and opportunity costs are counted; longer stays can change the result.

### What costs are included?

Buy: P&I, tax, insurance, HOA, conventional PMI if LTV > 80%, maintenance, buy closing, selling costs at horizon. Rent: rent, growth, renters insurance, other fees. Opportunity cost invests down payment + closing on the rent path.

### What is opportunity cost here?

Return you might earn on cash not put into a home—especially down payment and purchase closing costs—plus monthly cash-flow differences invested by the cheaper path. Assumptions, not forecasts.

### 5% rule / price-to-rent?

Crude screens only. Full decision model is this page. Ratio screen: https://financeflow.studio/price-to-rent  

### Are results advice?

No. Educational only.

## Related tools

- Price to rent: https://financeflow.studio/price-to-rent — [price-to-rent.md](https://financeflow.studio/ai/price-to-rent.md)  
- Average rent by state: https://financeflow.studio/average-rent-by-state — [average-rent-by-state.md](https://financeflow.studio/ai/average-rent-by-state.md)  
- Average home cost by state: https://financeflow.studio/average-home-cost-by-state — [average-home-cost-by-state.md](https://financeflow.studio/ai/average-home-cost-by-state.md)  
- Affordability: https://financeflow.studio/affordability — [affordability.md](https://financeflow.studio/ai/affordability.md)  
- Purchase payment: https://financeflow.studio/ — [purchase.md](https://financeflow.studio/ai/purchase.md)  

## Disclaimer

Educational estimates only—not investment, tax, or housing advice.