Rent vs Buy Calculator (2026) — With Opportunity Cost
Most rent-vs-buy calculators forget one thing: your down payment could be earning market returns if you rented. This one includes it. Enter your numbers and see the breakeven year.
🏠 If You Buy
🏢 If You Rent
💰 Opportunity Cost
Your Breakeven Analysis
⚠️ Illustrative only. This tool does not account for individual tax situations (SALT cap, standard vs itemized deduction), private mortgage insurance (PMI) below 20% down, capital gains exclusion when selling, or state-specific costs. Consult a licensed professional before making a housing decision. Reviewed by Logan Reeves, Editorial Director.
How this calculator differs from others
Most rent-vs-buy calculators only compare monthly mortgage vs monthly rent, ignoring the largest hidden cost: opportunity cost of your down payment. A $90,000 down payment invested at 7% for 10 years compounds to about $177,000. That's real money the "buy" scenario has to overcome before it wins.
This calculator also models: rent increases year-over-year, home appreciation, property taxes, HOA and maintenance (typically 1-2% of home value annually — the "1% rule"), and 6-8% selling costs when you exit. All of these matter more than the mortgage payment itself.
