Your house
Rule of thumb: 1% of home value per year.
The rental
First month, deposit, moving truck, etc.
Assumptions
Annual. Historical average is roughly 3–4%.
What the freed-up equity could earn after selling.
Realtor commission + closing costs.
Monthly cash flow
$2,120/mo
Mortgage, tax, insurance, HOA, upkeep, utilities
$2,075/mo
Rent, renter's insurance, utilities
-$45/mo
Renting costs less each month.
After 10 years
$321,964
Estimated home equity after selling costs
- Future home value$470,371
- Remaining mortgage$120,185
- Selling costs$28,222
$258,775
Invested proceeds plus monthly difference
- Net proceeds from sale today$149,000
- Move-in cost$3,600
- Total rent paid$249,000
This is the difference in liquid wealth after 10 years, assuming you sell the house at the end of the stay scenario. It ignores taxes, emotional value of owning, and the risk of rent rising faster than assumptions.
$2,595/mo
If you can rent for about this much or less, the economics of leaving start to look competitive — counting interest, taxes, upkeep, and the opportunity cost of your equity.
Based on these numbers, staying put builds more wealth over 10 years. The forced savings of the mortgage and home appreciation are outpacing the rental alternative right now.
Things this calculator can't count
- Peace of mind. Not having a landlord, a lease renewal, or a sudden move has real value that doesn't show up in dollars.
- Taxes. Mortgage interest and property tax deductions vary by state and income. Capital gains exclusions may apply when you sell a primary residence.
- Rent increases. This model assumes rent stays flat. In many markets, rents rise faster than ownership costs.
- Maintenance surprises. A roof, HVAC, or foundation problem can wipe out several years of expected savings in a house.
Estimates only. Not financial, tax, or real-estate advice. Talk to a fee-only advisor before making a move this big.