Rent vs Buy Calculator — Seattle, WA
Pre-filled with localized assumptions for Seattle. Replace the defaults with your real numbers (rent comps, taxes, insurance, repairs, and reserves) to get an accurate result.
Inputs
Results
Renting is cheaper (monthly).
- Mortgage: $3,113
- Property tax: $450
- Insurance: $140
- HOA: $0
- Maintenance: $500
- Down payment: $120,000
Tip: This compares *monthly cash cost* only. For a full model (equity, appreciation, tax effects), add a “5-year horizon” later.
Seattle Local Market Note
Informational onlySeattle requires 180 days' written notice for any rent increase and caps move-in fees, and Washington State enacted a statewide rent-increase cap in 2025 — review current limits before modeling rent growth. First-in-time tenant screening rules also apply in the city. Investors look to Beacon Hill and White Center for relative value, while no state income tax remains a draw for house hackers.
Local context for general information — not financial, legal, or tax advice. Verify current regulations and market data before making investment decisions.
How to Use This Rent vs Buy Calculator (Mini Guide)
Use this as a fast monthly cash-cost comparison. It’s a great first pass, then you can validate with longer-horizon factors like equity, appreciation, and opportunity cost. These defaults are pre-filled for Seattle, WA. Always replace them with your real numbers when you have them.
What this calculator compares
It compares your estimated monthly cash cost of buying (mortgage + taxes + insurance + HOA + maintenance) against your monthly rent.
Think of it as a “monthly reality check” — not a full wealth-building model.
Who this is for
First-time buyers deciding if ownership fits their monthly budget.
Renters comparing true ownership costs (especially taxes/insurance/HOA).
Anyone relocating who wants a quick, realistic monthly estimate.
How to enter inputs (fast + correctly)
Rent: use the rent you’d pay for a truly comparable home/location.
Interest rate: use a rate you can actually qualify for today (not a hopeful future rate).
Taxes + insurance: don’t guess if you can avoid it — these two swing outcomes the most.
Maintenance: 1%/year is a common baseline; older homes often need more.
Quick example (sanity check)
If buying shows cheaper than renting, re-check taxes/insurance/maintenance first — most “buy wins” results come from underestimating those.
If buying is higher, it doesn’t mean renting always wins — it may still be worth it if you’ll stay long enough and value stability/control.
Next steps after you run it
If you might move within ~3 years, be extra cautious — transaction costs can overwhelm benefits.
Get a real insurance quote and confirm local tax rate for a much more accurate comparison.
How to use this calculator in Seattle
Start with the pre-filled assumptions for Seattle, then replace them with your deal’s numbers. If you’re an investor, keep vacancy and reserves conservative. If you’re a homeowner, pay special attention to property taxes and insurance — these often drive the rent vs buy decision.
Nearby cities in WA
Explore nearby cities to compare assumptions and outcomes.