Mieten vs Kaufen Rechner — Kostenloses Online-Tool

Free Rent vs Buy Rechner — 30-Year Simulation With Real Numbers

Toololis Rent vs Buy Rechner runs a complete 30-year financial simulation comparing the total cost of renting against buying a home. This is not a simple monthly payment comparison — it models rent increases over time, mortgage amortization, property taxes, homeowner's insurance, maintenance costs, closing costs, and the opportunity cost of investing the down payment and monthly savings in the stock market.

The rent-vs-buy decision is one of the most consequential financial choices most people face. Conventional wisdom says "you are throwing money away renting" — but this ignores the hidden costs of homeownership and the opportunity cost of tying up $80,000+ in a down payment. In many high-cost markets, renting and investing the difference outperforms buying over 10-20 year horizons. In affordable markets, buying can build wealth faster. The only way to know is to run the numbers for your specific situation.

This calculator models 30 years of compounding costs on both sides. Rent increases at your specified annual rate (typically 3-5%). Buy-side costs include the monthly mortgage payment, property tax, insurance, and maintenance — all of which tend to increase over time. The investment return rate determines what your money could earn if invested rather than spent on a down payment or the monthly cost difference between renting and buying.

At a glance

• Full 30-year simulation — Neint a snapshot but a decade-by-decade projection
• Rent escalation modeling — Compounds annual rent increases realistically
• Complete buy-side costs — Mortgage, tax, insurance, maintenance, and closing costs
• Opportunity cost — Models investment returns on down payment and monthly savings
• Year-by-year table — See exactly when buying starts to beat renting (or vice versa)
• Clear verdict — Unambiguous answer with total savings amount

Use cases

• First-time homebuyer decision — Should you buy now or keep renting and investing?
• City comparison — Run the numbers for different markets you are considering
• Interest rate sensitivity — See how different mortgage rates change the verdict
• Down payment optimization — Is 10% down better than 20% when you invest the difference?
• Retirement planning — Model whether a paid-off home or an investment portfolio serves you better long-term
• Relocation planning — If you might move in 3-5 years, does buying still make sense?

The price-to-rent ratio is a quick shortcut: divide the home price by annual rent. Below 15x typically favors buying. Above 20x favors renting. Above 25x strongly favors renting. As of 2024-2025, San Francisco sits around 40x, New York at 35x, Dallas at 16x, and Atlanta at 14x. But this shortcut does not capture mortgage rates, tax benefits, or investment returns — that is why a full simulation matters.

Mortgage rates dramatically shift the calculation. At 3% (2020-2021 rates), buying was a clear winner in most markets. At 7% (2023-2024 rates), the math shifts heavily toward renting in expensive cities. Every 1% increase in mortgage rate adds roughly $60,000-$100,000 to the total interest on a $320,000 loan over 30 years. That is why rate-sensitive modeling matters more than ever.

One factor this calculator does not model is home appreciation. If your home appreciates at 3-5% annually, buying becomes more favorable because you build equity beyond mortgage paydown. However, home appreciation is not guaranteed — as 2008 reminded millions of homeowners. For a conservative analysis, this calculator focuses on costs rather than speculative gains.