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Rent vs Buy Breakeven Calculator

Find how many years until buying a condo costs less than renting.

Breakeven depends on how long you stay, transaction costs, rent growth, and ownership costs including HOA.

Use this with our full rent vs buy tool to see if buying matches your timeline.

Last updated: May 2026

Your numbers

What this means

Within 15 years, renting may cost less cumulative cash than buying at these inputs.

Assumptions and limitations

  • Excludes home appreciation, mortgage paydown equity, tax deductions, and selling costs.

Frequently asked questions

How long should I stay before buying?
Many breakeven models suggest several years; your timeline and local costs matter most.
Does this include HOA?
Yes. HOA is part of the monthly ownership cost.

When this matters

  • You need a breakeven year count before buying makes sense versus renting
  • Transaction costs and HOA make your break-even longer than a house comparison

What this calculator does not include

  • Live tax bills, insurance quotes, or HOA budgets from any database
  • Lender approval, HOA questionnaire results, or project eligibility
  • Future HOA increases unless you change the inputs yourself
  • Home price appreciation or depreciation
  • Income tax deductions for mortgage interest or property tax
  • Selling costs, agent commissions, or capital gains tax
  • Rent control or lease break fees you have not entered

See our methodology page for how each input is defined and how to interpret results.

Common questions

How long should I plan to stay?
Many buyers use a 5 to 7 year horizon as a starting point, but your break-even depends on rent, ownership costs, and closing costs. Run your own numbers.

Sources to verify before buying

Use this checklist during due diligence. Calculators help you plan; these documents tell you what a specific building actually costs.

  • HOA budget and most recent financial statements
  • Reserve study and percent-funded summary
  • Master insurance policy declarations and renewal terms
  • Board meeting minutes from the past 12–24 months
  • Pending or approved special assessment notices
  • County or municipal property tax estimator for the unit
  • HO-6 insurance quote matched to master policy coverage
  • Lender condo questionnaire or project approval status

Assumptions and limitations

  • Outputs are planning estimates only, not quotes from lenders, insurers, or tax authorities.
  • Actual HOA dues, insurance premiums, and tax assessments vary by building, location, and ownership status.
  • PMI, special assessments, and reserve risk are modeled with simplified assumptions unless you enter your own figures.
  • Always confirm numbers with association documents, your agent, and qualified professionals before making an offer.

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