Unless you inherited the family homestead, there is probably a monthly cost to putting a roof over your head. You either pay rent to a landlord or pay a mortgage to a bank.
But which is “cheaper,” and which makes the most sense for you? As you might expect, there are a lot of variables involved.
Once upon a time it was a ready assumption that buying was a better option. You built equity each month as the value of the home rose.
But then the housing market collapsed and millions of homeowners were trapped in homes that were suddenly worth less than what the owner paid. In the immediate aftermath of the financial crisis, it was extremely hard to get a mortgage, so more people rented.
Advantages not immediately apparent
That made homes look very affordable while rents quickly escalated. Today, home prices have risen, but rents have also continued to climb. So figuring the advantages of owning over renting, and vice versa, aren't immediately apparent.
Enter Zillow, the online real estate marketplace, that has unveiled a new rent-vs-buy-calculator. The calculator is set up to show you how many years it will take before the cost of buying equals the cost of renting - the breakeven horizon.
Time is a key factor. The longer you stay in a home, the more the equation tilts toward buying. If you stay in your home past the breakeven horizon, Zillow says you should consider buying. If you'll move sooner, renting might be a better option.
Over an extended period of time, you might have added home repair expenses by owning that you wouldn't have by renting. But your monthly payment will be fairly stable, with a small portion of the payment going toward equity each month.
In most cases, you can expect your monthly rent to increase each year – sometimes by a lot. The National Association of Realtors recently warned that rents in many areas are increasing far beyond household income.
Calculator's results
We used the calculator to determine whether it was better to buy or rent in suburban Richmond, Va., an area where homes have appreciated in line with the national average. The calculator determined that after two years, the total cost of homeownership – down payment, mortgage, taxes, and insurance – for a $287,000 home would be $114,636.
The total cost to rent something comparable would be $48,211, leaving you $66,425 ahead, including the money you didn't have to spend on a down payment. After two years, your purchased home will have $95,164 in equity, If you rented, and invested what you would have spent on a down payment, earning a return of 6%, you would have made around $6,823 over two years.
The calculator's conclusion? Looking at gross costs, equity and investment potential, it's better for you to buy than rent, if you plan to live in your home more than two years and five months.