Rent vs. Buy Calculator — Conventional, FHA, VA & USDA

About the home

We’ll compare the 10-year cost of renting versus buying across all four major loan types.

Sales price of the home ($):

Financing details

Down payment — Conventional (% or $):

Interest rate (%):

Property state:

Loan term:

Rent vs. Buy assumptions

Current monthly rent ($):

Annual rent increase (%):

(2.5% is a commonly used estimate.)

Annual property appreciation (%):

(Assume 3% unless otherwise known for this market.)

Expected savings growth rate (%):

(1% is a conservative estimate matching a high-yield savings account.)

Income tax bracket:

VA Loan Options

Are you eligible for a VA loan?

Results

Complete the fields above to compare the 10-year cost of renting versus buying across Conventional, FHA, VA, and USDA loan types. Click “Calculate” when ready.

Estimates are based on county-level averages and current published fee rates. Actual costs depend on lender, credit score, property type, and market conditions.

How accurate is this calculator?

This calculator runs a 10-year side-by-side projection for four loan types simultaneously. The buy scenario for each loan type includes: monthly P&I (using published down payment requirements and financed fees), state/county-level property tax and insurance estimates, PMI for conventional loans below 20% down, FHA MIP (UFMIP financed + annual MIP), VA funding fee (financed), and USDA guarantee fee (financed) plus annual fee. Property values are grown at the appreciation rate you provide. Mortgage interest and property tax deductions are estimated using your tax bracket. The rent scenario uses your current rent, grows it annually at the rate you specify, and credits the investment return you would earn if you invested each loan type’s required down payment instead of buying. The difference between scenarios determines break-even. Maintenance costs and HOA fees are not included. Use this for directional planning and consult a mortgage professional for a formal pre-approval.