Rent vs Sell Calculator

Compare the financial outcome of renting out your property versus selling it today. Enter your numbers to see exactly how many months it takes for renting to out-earn a sale.

Current home value $ Current market value or expected sale price Please enter a positive number

Remaining mortgage $ Amount left to pay off on your mortgage Please enter 0 or a positive number

Expected monthly rent $ Realistic market rent for your area Please enter a positive number

Monthly holding costs $ Mortgage payment, property tax, insurance & maintenance combined Please enter 0 or a positive number

Selling costs Includes agent commission and closing costs

Calculation Results

Time to break even by renting

— months

Compares net proceeds from selling today against cumulative rental profit.

How to use this calculator

Enter your home value and mortgage balance

This determines how much cash you'd net if you sold the property today.

Enter the rent you could realistically charge

Check comparable listings in your area for an accurate monthly rent figure.

Add your monthly holding costs

Include the mortgage payment, property tax, insurance, and expected maintenance combined.

Get your instant result

See how many months of renting it takes to match what you'd net from selling now, plus the full profit breakdown.

Rent vs Sell Break-Even Matrix (Assumes 6% Selling Cost)

Home Value	Mortgage Balance	Monthly Rental Profit	Break-Even Point (Months)
$2,50,000	$1,25,000	$500/mo	220 Months
$2,50,000	$1,25,000	$1,000/mo	110 Months
$2,50,000	$1,25,000	$1,500/mo	74 Months
$2,50,000	$1,25,000	$2,000/mo	55 Months
$2,50,000	$2,00,000	$500/mo	70 Months
$2,50,000	$2,00,000	$1,000/mo	35 Months
$2,50,000	$2,00,000	$1,500/mo	24 Months
$2,50,000	$2,00,000	$2,000/mo	18 Months
$5,00,000	$2,50,000	$500/mo	440 Months
$5,00,000	$2,50,000	$1,000/mo	220 Months
$5,00,000	$2,50,000	$1,500/mo	147 Months
$5,00,000	$2,50,000	$2,000/mo	110 Months
$5,00,000	$4,00,000	$500/mo	140 Months
$5,00,000	$4,00,000	$1,000/mo	70 Months
$5,00,000	$4,00,000	$1,500/mo	47 Months
$5,00,000	$4,00,000	$2,000/mo	35 Months
$7,50,000	$3,75,000	$500/mo	660 Months
$7,50,000	$3,75,000	$1,000/mo	330 Months
$7,50,000	$3,75,000	$1,500/mo	220 Months
$7,50,000	$3,75,000	$2,000/mo	165 Months
$7,50,000	$6,00,000	$500/mo	210 Months
$7,50,000	$6,00,000	$1,000/mo	105 Months
$7,50,000	$6,00,000	$1,500/mo	70 Months
$7,50,000	$6,00,000	$2,000/mo	53 Months

Frequently asked questions

Should I rent out my house or sell it?

It depends on your break-even point compared to how long you plan to hold the property, along with factors this calculator doesn't cover — local market conditions, your appetite for being a landlord, and tax implications. A short break-even period generally favors renting; a very long one favors selling now and redeploying the equity elsewhere.

How is the break-even point calculated?

The calculator divides your net proceeds from selling today by your monthly rental profit (rent minus holding costs). The result is the number of months of collected rental profit it would take to equal what you'd walk away with from a sale right now.

What selling costs should I include?

A standard sale with a listing agent typically costs 5–7% of the sale price in commission, plus closing costs. Selling without an agent (FSBO) can bring this down to around 2–3%, though you'll take on the marketing and negotiation work yourself.

Does this calculator account for home price appreciation?

No. This tool compares your net sale proceeds today against cumulative rental profit — it doesn't project future appreciation, rent increases, or what your sale proceeds could earn if invested elsewhere. For a full long-term projection, use it alongside a financial advisor's analysis.

What if my monthly holding costs are higher than the rent?

If your holding costs exceed the rent you can charge, the property doesn't cash flow — you'd be paying to keep it every month, and renting never breaks even against selling. In that case, either reassess your rent estimate and costs, or selling is very likely the stronger option.

About this calculator

This rent vs sell calculator helps homeowners, landlords, and people relocating decide whether to hold onto a property as a rental or sell it outright. It's built for a quick, honest comparison before you talk to a realtor or property manager — not as a substitute for full financial or tax advice.

The calculator uses a straightforward break-even formula:

Net proceeds if sold = Home value − Mortgage balance − (Home value × Selling cost %)
Monthly rental profit = Monthly rent − Monthly holding costs
Break-even (months) = Net proceeds ÷ Monthly rental profit

This model deliberately keeps things simple: it doesn't project home price appreciation, future rent increases, vacancy periods, capital gains tax, or returns on investing your sale proceeds elsewhere. Treat the result as a starting point for the conversation, not a final answer — for a decision this size, a financial advisor or accountant can factor in your full tax and investment picture.