Free 2026 rent-vs-buy calculator
Rent or buy? See which could leave you ahead.
Compare the estimated value of renting and buying over time. Adjust housing costs, equity, transaction costs, and the return from investing the difference.
Rent vs. buy calculator
Start with three inputs, or open advanced assumptions for a detailed scenario you can save and share by link.
Method, sources, and limitations
The page starts with a 6.76% 30-year fixed mortgage based on the Freddie Mac national average dated September 10, 2026. It is not a borrower quote.
Values you change are your scenario inputs—not observed city data or forecasts. The model assumes the home is sold at the end of the selected period, tracks monthly costs and mortgage amortization, and invests the upfront cash and any monthly savings available to the renter or buyer.
The model uses nominal future dollars and excludes tax deductions, capital-gains tax, and investment tax. Results are educational estimates, not financial advice, a mortgage quote, or a qualification.
What the calculator includes
One consistent model
The verdict, break-even estimate, and chart all come from the same month-by-month calculation.
Opportunity cost included
Renting includes investing the down payment, closing costs, and any monthly savings.
Editable and shareable
Adjust every major assumption, then save or share a scenario link without creating an account. Anyone with the link can view its inputs.
For buyer agents
Put this calculator in your client conversations.
Explore a proposed co-branded version at a $29/month founding rate. The free, non-binding application takes about two minutes and asks for your business contact details and intended use.
Explore city starting points
Start with Zillow city observations through August 2026, Census property-tax planning inputs, and a dated Freddie Mac mortgage rate. Then replace the visible values with a comparable property.
Knoxville
Typical rent: $1,712/month
Typical home value: $370,699
Zillow observation: August 2026
Nashville
Typical rent: $1,834/month
Typical home value: $429,741
Zillow observation: August 2026
Oakland
Typical rent: $2,735/month
Typical home value: $708,610
Zillow observation: August 2026
Oklahoma City
Typical rent: $1,282/month
Typical home value: $207,421
Zillow observation: August 2026
Lubbock
Typical rent: $1,333/month
Typical home value: $212,039
Zillow observation: August 2026
Santa Fe
Typical rent: $1,925/month
Typical home value: $581,279
Zillow observation: August 2026
Where the starting data comes from
Source-reviewed city pages use Zillow's ZHVI and ZORI indexes as of August 2026, 2024 American Community Survey estimates for a property-tax planning input, and the Freddie Mac 30-year fixed national average dated September 10, 2026. Future appreciation, rent growth, returns, and costs remain clearly labeled assumptions.
Housing indexes supplied by Zillow Research.
Renting may fit when
- You expect to move within a few years.
- You value flexibility and predictable responsibilities.
- Comparable rents are low relative to purchase prices.
- You will consistently invest the cash you do not put into a home.
Buying may fit when
- You expect to stay beyond the estimated break-even point.
- You can cover upfront costs without draining emergency savings.
- You want control and stability in your living space.
- You can absorb maintenance and unexpected ownership costs.
Frequently asked questions
What does “scenario value” mean?
For buying, it is estimated sale proceeds plus invested monthly savings. For renting, it is the invested upfront cash and monthly savings.
How is break-even calculated?
It is the first month when the buying scenario catches the renting scenario and stays ahead through the rest of your selected timeframe.
Is the result financial advice?
No. It is an estimate based on assumptions and does not evaluate affordability, mortgage qualification, taxes, or your complete financial situation.
Run another scenario
Change the price, rent, or timeframe to see how the comparison moves.
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