Rent vs. Buy Calculator — By State (2026)
Compare projected net worth from renting vs. buying a home over time, with property tax and insurance defaults for all 50 states plus DC.
Monthly cash cost today
Buying (P&I + tax + insurance + maintenance + HOA)$3,091
Renting$2,200
Net worth after 7 years
If you buy (home equity net of sale)$212,676
If you rent (down payment invested instead)$229,519
Renting wins by$16,843
Buying pulls ahead in net worth starting around year 11.
Buying advantage by year
Yr 1−$36,187
Yr 3−$31,154
Yr 5−$24,770
Yr 7−$16,843
Yr 10−$1,577
Yr 15+$35,070
Yr 20+$90,225
Yr 30+$285,798
Positive = buying ahead in net worth that year, negative = renting ahead.
Estimate only. Compares projected net worth at the horizon (home equity net of selling costs and remaining mortgage, vs. a down-payment-sized investment account growing at your assumed return plus/minus each year's cost difference). Ignores mortgage interest tax deductions (most filers take the standard deduction), local/city transfer taxes, and PMI. Property tax and insurance defaults are statewide averages, not your specific metro or ZIP. Not financial advice.