Homeowner calculator
Rent or sell? Compare your next move.
Put selling today next to renting for a few years and then selling. Start with your own numbers.
Example values. Replace them with your own numbers.
Your home
If you sell
Agent fees, title, transfer costs and seller concessions. Example only.
If you rent
Enter 0 if you will self-manage
Your outlook
Your comparison
Sell now
$76,000.00
Rent for 5 years, then sell
$140,492.40
Monthly cash flow in year 1
$1.97
Positive cash flow
Monthly principal and interest
$200,000.00 balance, 6.5% interest, 27 years = $1,311.11 per month.
Sell now
$300,000.00 − $24,000.00 selling costs − $200,000.00 mortgage = $76,000.00
Year 1 rental cash flow
$24,000.00 rent − $923.08 vacancy = $23,076.92 collected
− $15,733.32 principal and interest
− $5,400.00 property taxes and insurance
− $1,920.00 maintenance (8% of rent)
− $0.00 management (0% of collected rent)
− $0.00 other costs = $23.60 per year
Rent and hold
Cash flow over 5 years = $4,434.88
Future value: $300,000.00 × (1 + 3%)^5 = $347,782.22
Future proceeds: $347,782.22 − $27,822.58 selling costs − $183,902.12 loan = $136,057.52
Total: $4,434.88 cash flow + $136,057.52 proceeds = $140,492.40
| Year | Cash flow | Loan balance | Home value |
|---|---|---|---|
| 1 | $23.60 | $197,183.76 | $309,000.00 |
| 2 | $446.74 | $194,178.92 | $318,270.00 |
| 3 | $878.34 | $190,972.83 | $327,818.10 |
| 4 | $1,318.58 | $187,552.02 | $337,652.64 |
| 5 | $1,767.61 | $183,902.12 | $347,782.22 |
Estimates only. Sale proceeds today and money received years from now are not directly comparable. Taxes are not included. Talk to a tax professional.
Your property-tax and insurance budget is deducted as entered. The tax note refers to income and sale taxes. Maintenance uses scheduled rent; management uses collected rent. Payments stop when the loan is paid off.
Leaning toward renting?
Free Rental AnalysisLeaning toward selling?
Email me these results
Rent or sell questions
What does this calculator compare?
It compares net sale proceeds today with cumulative rental cash flow plus net sale proceeds after your chosen holding period. Mortgage payments, vacancy, upkeep and selling costs use your inputs.
What does it leave out?
It does not discount future money to today’s value or include income taxes, capital gains taxes, tax benefits, unexpected expenses or changing financing terms. Property taxes are included only through your combined property taxes and insurance input. Taxes are not included. Talk to a tax professional.
How should I use the hold-years input?
Choose how many years you might rent before selling, from 1 to 15. Compare a few holding periods and different home-value and rent changes rather than relying on one forecast.