Rent vs. Sell Calculator

Estimates only — your contract, lender's disclosure and tax situation govern. List With Agent is not a real estate brokerage. We are an independent marketing and referral service that connects home sellers with licensed real estate agents. This page is general educational information, not legal, financial, or real estate advice.

How it works

Sell-now proceeds = current value − selling costs. Hold path = projected value after appreciation − selling costs + cumulative net rent cash flow, where net rent = rent × 12 × (1 − vacancy) − annual expenses − annual mortgage. The difference is shown both ways. This is a simplified model that ignores taxes and major capital expenditures.

Frequently asked questions

Should I rent or sell my house?

It depends on your local rental market, your holding costs, expected appreciation, and whether you want to be a landlord. Enter your own numbers above to compare the two paths.

What does this calculator ignore?

Taxes, depreciation recapture, capital expenditures (such as a new roof or HVAC), special assessments, and changes in property tax or insurance. It is a starting comparison, not financial advice.

How does vacancy affect the result?

Vacancy reduces rental income. A higher vacancy rate lowers the net rent cash flow and makes holding less attractive relative to selling.

Does appreciation matter?

Yes — projected appreciation drives the future value of the home. Small changes in the appreciation rate can swing the comparison significantly, so test a few values.