Home-buying Decision Workspace
Compare a home purchase with renting on one budget and one holding period. Loan maturity stays separate from the date you compare.
- Methods explained
- Save scenarios
- Compare strategies
- Chart
- Printable report
Shared household budget
These are fictional starting inputs. Enter your own cash, take-home income and spending. Return and growth assumptions start at zero.
Continue renting
Home shortlist
Compare up to three homes. New entries use fictional starting values. Removing a home changes this worksheet only; saved scenarios retain their snapshots. Display order has no effect on results.
Home 1
The holding period does not shorten this loan’s amortization term. A zero mortgage balance represents an all-cash purchase.
Common ending month: 2031-09. Wealth includes unsold equity and restricted escrow, not sale proceeds.
Compare at the same ending month
Scroll sideways for all metrics. Cash and equity after a funding gap are conditional on covering it.
| Alternative | Cash to close | First-month surplus | Ending cash | Equity | Ending wealth | Funding needed |
|---|---|---|---|---|---|---|
| Continue renting | $0.00 | $2,500.00 | $250,000.00 | $0.00 | $250,000.00 | $0.00 |
| Home 1 | $70,000.00 | $2,821.26 | $199,275.60 | $89,447.69 | $288,723.29 | $0.00 |
Continue renting
Home 1
Wealth over the common period
Home numbers follow the shortlist order. Only plans with no funding gap appear. Monthly payment affordability and ending wealth answer different questions.
Monthly cash, debt and equity
Opening row is just after purchase, before the first modeled month. From the next row onward: opening cash + return + income − nonhousing − housing + escrow refund + required funding = ending cash. Required funding is a gap, not an assumed loan.
| Month | Opening cash | Return | Income | Nonhousing | Housing | Escrow refund | Funding gap | Ending cash | Debt | Equity | Restricted escrow |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 2026-09 | $30,000.00 | $0.00 | $0.00 | $0.00 | $0.00 | $0.00 | $0.00 | $30,000.00 | $280,000.00 | $70,000.00 | $0.00 |
| 2026-10 | $30,000.00 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $32,821.26 | $279,721.26 | $70,278.74 | $0.00 |
| 2026-11 | $32,821.26 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $35,642.52 | $279,441.13 | $70,558.87 | $0.00 |
| 2026-12 | $35,642.52 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $38,463.78 | $279,159.60 | $70,840.40 | $0.00 |
| 2027-01 | $38,463.78 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $41,285.04 | $278,876.66 | $71,123.34 | $0.00 |
| 2027-02 | $41,285.04 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $44,106.30 | $278,592.30 | $71,407.70 | $0.00 |
| 2027-03 | $44,106.30 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $46,927.56 | $278,306.52 | $71,693.48 | $0.00 |
| 2027-04 | $46,927.56 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $49,748.82 | $278,019.31 | $71,980.69 | $0.00 |
| 2027-05 | $49,748.82 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $52,570.08 | $277,730.67 | $72,269.33 | $0.00 |
| 2027-06 | $52,570.08 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $55,391.34 | $277,440.58 | $72,559.42 | $0.00 |
| 2027-07 | $55,391.34 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $58,212.60 | $277,149.04 | $72,850.96 | $0.00 |
| 2027-08 | $58,212.60 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $61,033.86 | $276,856.05 | $73,143.95 | $0.00 |
| 2027-09 | $61,033.86 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $63,855.12 | $276,561.59 | $73,438.41 | $0.00 |
| 2027-10 | $63,855.12 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $66,676.38 | $276,265.66 | $73,734.34 | $0.00 |
| 2027-11 | $66,676.38 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $69,497.64 | $275,968.25 | $74,031.75 | $0.00 |
| 2027-12 | $69,497.64 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $72,318.90 | $275,669.35 | $74,330.65 | $0.00 |
| 2028-01 | $72,318.90 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $75,140.16 | $275,368.96 | $74,631.04 | $0.00 |
| 2028-02 | $75,140.16 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $77,961.42 | $275,067.06 | $74,932.94 | $0.00 |
| 2028-03 | $77,961.42 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $80,782.68 | $274,763.66 | $75,236.34 | $0.00 |
| 2028-04 | $80,782.68 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $83,603.94 | $274,458.74 | $75,541.26 | $0.00 |
| 2028-05 | $83,603.94 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $86,425.20 | $274,152.29 | $75,847.71 | $0.00 |
| 2028-06 | $86,425.20 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $89,246.46 | $273,844.31 | $76,155.69 | $0.00 |
| 2028-07 | $89,246.46 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $92,067.72 | $273,534.79 | $76,465.21 | $0.00 |
| 2028-08 | $92,067.72 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $94,888.98 | $273,223.72 | $76,776.28 | $0.00 |
| 2028-09 | $94,888.98 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $97,710.24 | $272,911.10 | $77,088.90 | $0.00 |
| 2028-10 | $97,710.24 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $100,531.50 | $272,596.92 | $77,403.08 | $0.00 |
| 2028-11 | $100,531.50 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $103,352.76 | $272,281.16 | $77,718.84 | $0.00 |
| 2028-12 | $103,352.76 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $106,174.02 | $271,963.83 | $78,036.17 | $0.00 |
| 2029-01 | $106,174.02 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $108,995.28 | $271,644.91 | $78,355.09 | $0.00 |
| 2029-02 | $108,995.28 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $111,816.54 | $271,324.39 | $78,675.61 | $0.00 |
| 2029-03 | $111,816.54 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $114,637.80 | $271,002.27 | $78,997.73 | $0.00 |
| 2029-04 | $114,637.80 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $117,459.06 | $270,678.54 | $79,321.46 | $0.00 |
| 2029-05 | $117,459.06 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $120,280.32 | $270,353.19 | $79,646.81 | $0.00 |
| 2029-06 | $120,280.32 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $123,101.58 | $270,026.22 | $79,973.78 | $0.00 |
| 2029-07 | $123,101.58 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $125,922.84 | $269,697.61 | $80,302.39 | $0.00 |
| 2029-08 | $125,922.84 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $128,744.10 | $269,367.36 | $80,632.64 | $0.00 |
| 2029-09 | $128,744.10 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $131,565.36 | $269,035.46 | $80,964.54 | $0.00 |
| 2029-10 | $131,565.36 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $134,386.62 | $268,701.90 | $81,298.10 | $0.00 |
| 2029-11 | $134,386.62 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $137,207.88 | $268,366.67 | $81,633.33 | $0.00 |
| 2029-12 | $137,207.88 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $140,029.14 | $268,029.76 | $81,970.24 | $0.00 |
| 2030-01 | $140,029.14 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $142,850.40 | $267,691.17 | $82,308.83 | $0.00 |
| 2030-02 | $142,850.40 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $145,671.66 | $267,350.89 | $82,649.11 | $0.00 |
| 2030-03 | $145,671.66 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $148,492.92 | $267,008.90 | $82,991.10 | $0.00 |
| 2030-04 | $148,492.92 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $151,314.18 | $266,665.20 | $83,334.80 | $0.00 |
| 2030-05 | $151,314.18 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $154,135.44 | $266,319.79 | $83,680.21 | $0.00 |
| 2030-06 | $154,135.44 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $156,956.70 | $265,972.65 | $84,027.35 | $0.00 |
| 2030-07 | $156,956.70 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $159,777.96 | $265,623.77 | $84,376.23 | $0.00 |
| 2030-08 | $159,777.96 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $162,599.22 | $265,273.15 | $84,726.85 | $0.00 |
| 2030-09 | $162,599.22 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $165,420.48 | $264,920.78 | $85,079.22 | $0.00 |
| 2030-10 | $165,420.48 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $168,241.74 | $264,566.64 | $85,433.36 | $0.00 |
| 2030-11 | $168,241.74 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $171,063.00 | $264,210.73 | $85,789.27 | $0.00 |
| 2030-12 | $171,063.00 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $173,884.26 | $263,853.04 | $86,146.96 | $0.00 |
| 2031-01 | $173,884.26 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $176,705.52 | $263,493.57 | $86,506.43 | $0.00 |
| 2031-02 | $176,705.52 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $179,526.78 | $263,132.30 | $86,867.70 | $0.00 |
| 2031-03 | $179,526.78 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $182,348.04 | $262,769.22 | $87,230.78 | $0.00 |
| 2031-04 | $182,348.04 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $185,169.30 | $262,404.33 | $87,595.67 | $0.00 |
| 2031-05 | $185,169.30 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $187,990.56 | $262,037.61 | $87,962.39 | $0.00 |
| 2031-06 | $187,990.56 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $190,811.82 | $261,669.06 | $88,330.94 | $0.00 |
| 2031-07 | $190,811.82 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $193,633.08 | $261,298.67 | $88,701.33 | $0.00 |
| 2031-08 | $193,633.08 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $196,454.34 | $260,926.42 | $89,073.58 | $0.00 |
| 2031-09 | $196,454.34 | $0.00 | $8,000.00 | $3,500.00 | $1,678.74 | $0.00 | $0.00 | $199,275.60 | $260,552.31 | $89,447.69 | $0.00 |
How it works›
One horizon, separate loan term. A fixed-rate mortgage uses cent-rounded monthly interest and principal payments. Remaining debt at the common horizon is retained, even if the mortgage continues. The final scheduled installment clears rounding residue. Home equity is property value less that debt; no sale is modeled.Annuity payment conventions
Cash timing. Cash to close is paid before the first month: down payment, consumed charges net of credits, and refundable escrow. Positive opening cash earns the entered effective monthly return, then income and spending settle at month end. Rent rises at 12-month anniversaries; home value compounds monthly. Annual ownership costs become cent-rounded monthly budgets and stay constant. Reserves are a liquid-cash target, not an extra expense or separate account. Returns are entered assumptions, not guarantees.
Funding and scope. Gaps are required additional funding. No negative-balance return or automatic borrowing is added. Later cash/debt schedules are conditional after a gap; ending wealth is unavailable. Manual PMI ends at the entered duration or loan payoff. No taxes on returns, deductions, home-sale taxes, sale costs, lender approval or live listings.
Escrow and prepaids. Closing credits offset consumed charges only. Prepaids cover costs before the first modeled month; do not also count future expenses in the monthly budget. Initial escrow is a non-earning restricted asset. Monthly tax/insurance deposits equal expenses, keeping that buffer constant. It returns to cash once at modeled loan payoff; this is a timing assumption. If the horizon ends first, escrow stays separate in ending wealth. A home sale or terminal escrow release is not assumed.