Question 1

Is it better to rent or buy a house in 2026?

Accepted Answer

With 30-year mortgage rates at 6.5%–7.0% and median home prices near $420,000, the monthly cost of buying often exceeds renting in most US metros. But the right answer depends on how long you stay. In most markets, renting is financially comparable or better for the first 3–5 years. After 7+ years, buying typically wins through equity and appreciation. The calculator above runs your specific numbers — the answer varies dramatically by city, price, and your timeline.

Question 2

What is the 5% rule for renting vs buying?

Accepted Answer

Multiply the home's price by 5%, divide by 12. If comparable rent is below that, renting is financially reasonable. The 5% breaks down as: 1% property tax + 0.5% maintenance + 3.5% cost of capital (opportunity cost of down payment + mortgage cost). On a $420,000 home: 5% × $420,000 = $21,000/year = $1,750/month. If you can rent a comparable home for less than $1,750/month, renting holds up financially even long-term.

Question 3

How much does it really cost to own a home beyond the mortgage?

Accepted Answer

On a $420,000 home, budget: property tax $4,200–$8,400/year (1%–2% of value), homeowner's insurance $1,500–$2,500/year, maintenance and repairs $4,200/year (1% of value — rising to 1.5% for older homes), and HOA fees $0–$7,200/year depending on community. That's $9,900–$22,300/year ($825–$1,858/month) on top of your mortgage payment. Renters pay none of these — the comparison isn't just mortgage vs rent.

Question 4

What is the break-even point for buying vs renting?

Accepted Answer

In most 2026 US markets, buying breaks even against renting at roughly 5–8 years when you account for closing costs (3%–5% to buy, 5%–6% to sell), appreciation, and equity growth. At current rates, on a $420,000 home in a market appreciating at 4%/year vs $2,400/month rent: buying typically pulls ahead around year 6–7. In high-cost markets like San Francisco or New York, the break-even extends to 10+ years.

Question 5

Should I buy a house if I might move in 3 years?

Accepted Answer

Almost certainly no. Buying costs 3%–5% in closing costs upfront and 5%–6% in agent commissions to sell. On a $420,000 home, that's $12,600–$21,000 to buy and $21,000–$25,200 to sell — $33,600–$46,200 in transaction costs before a single mortgage payment. At 4% annual appreciation, your home gains roughly $50,000 over 3 years before costs. After transaction costs, you're barely breaking even — and you've given up the flexibility and investment return of keeping your down payment liquid.

Rent vs Buy Calculator

What You Should Know

Charts & Projections

Payment Breakdown

Rate Comparison

Equity Build-Up

Overview

The True Cost of Renting vs Buying in 2026

What Most Buyers Underestimate

When Buying Wins Clearly

Frequently Asked Questions

Sources & Methodology

Mark