Buy vs Rent

Buy vs Rent Calculator

This tool models the true total cost of buying versus renting in San Francisco, NYC, and Washington DC at the ZIP code level, from 2000 to 2026.

What's included in the model:

• 30-year fixed mortgage with full amortization
• City-specific property tax formulas (Prop 13, NYC assessment caps, DC homestead)
• Insurance, maintenance, and transaction costs
• Mortgage interest and SALT deductions (vs. standard deduction)
• Capital gains exclusion ($250K single)
• Opportunity cost of down payment (invested at 7% nominal)
• Historical appreciation and rent growth rates per ZIP

Color scale: Green = buying breaks even quickly (favors buying). Red = long breakeven period (favors renting). Yellow = toss-up.

Data sources: 30+ public datasets including Zillow, Census ACS/PUMS, FRED, Redfin, HUD FMR, BLS CPI, and city-specific assessor/tax records.

Built with MapLibre GL JS. This site is provided for informational purposes only and does not constitute financial advice.