Free Tool
Utah Rent vs Buy Calculator
Renting or buying, which costs less for you? Enter your numbers and see the two paths compared over the years you plan to stay, with equity and selling costs factored in.
Last updated: July 27, 2026
Renting
Total rent paid
Buying
Net cost after selling and recovering equity
Assumes about 3 percent annual home appreciation, 3 percent annual rent increases, property tax near 0.6 percent, insurance about $1,300 a year, roughly 2 percent buying costs and 6 percent selling costs. Buying tends to win the longer you stay. This is an estimate, not advice.
These payment figures are an estimate for budgeting and planning only. They are not a mortgage quote, a loan offer, or a commitment to lend. Your actual rate and payment depend on your credit, loan program, and current market rates. Talk to a licensed mortgage professional for real numbers. Connect with our preferred Utah lender.
How to use this calculator
Enter your monthly rent, the price of a home you would buy, your down payment, an interest rate, and how many years you expect to stay. The calculator compares the total cost of renting over that time against the net cost of buying, after you build equity and sell.
What it factors in
- On the rent side: your rent over the years you stay, growing modestly each year.
- On the buy side: your down payment and closing costs, your monthly payment (principal, interest, taxes, and insurance), and then a credit for the equity you build and the appreciation you capture when you sell, minus selling costs.
The single most important input is how long you plan to stay. Buying carries upfront costs that take time to earn back, so the longer you stay, the more buying tends to win. For a short or uncertain stay, renting often comes out ahead.
The numbers behind it
This is a planning estimate. It assumes about 3 percent annual home appreciation and rent growth, property tax near 0.6 percent of value, insurance around $1,300 a year, roughly 2 percent in buying costs, and about 6 percent in selling costs. Your real figures depend on the home, your loan, and the market. When you want exact numbers for a specific home, see our Utah closing costs guide and mortgage tools, or call 801-999-8005.
Ready to run your real numbers?
A calculator is a starting point. When you are ready to compare real homes and real payments, we will pull live listings and current rates and walk you through what makes sense for your situation. Reach out any time, and browse active Utah listings at zoomUTAH.com.
Utah Rent vs Buy Calculator FAQ
Frequently asked questions
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Is it better to rent or buy in Utah?
It depends mostly on how long you plan to stay. Buying carries upfront costs, but you build equity and benefit from appreciation, so the longer you stay the more it tends to win. Renting has lower upfront cost and more flexibility, which can make sense for a short stay or an uncertain timeline. This calculator compares the two over the years you enter.
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How does this calculator work?
It totals your rent over the years you plan to stay, growing it modestly each year, then compares that to the net cost of buying: your down payment, monthly payment, taxes, and insurance, minus the equity you build and the appreciation you capture when you sell, less selling costs. The result is an apples-to-apples net cost for each path.
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What is the break-even point on buying?
It is the number of years you need to stay for buying to beat renting. In many Utah markets that lands somewhere around three to five years, but it moves with price, rent, rate, and how fast homes appreciate. Try a few different timelines in the calculator to see where your break-even falls.
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What assumptions does it make?
It assumes roughly 3 percent annual appreciation and rent growth, property tax near 0.6 percent, insurance about $1,300 a year, closing costs around 2 percent when buying, and selling costs around 6 percent. Your actual numbers will differ, so treat the result as a planning estimate, not a guarantee.
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