Free real estate calculator
Sell or Rent My House Calculator
Compare selling your current home against keeping it as a rental when you buy your next primary residence.
Current house and loan
Rental assumptions
Sell and future assumptions
Result
Renting looks better
Over 10 years, renting is ahead by +$246,013 after comparing future rental equity and rental cash flow against selling now and investing the proceeds.
Rent vs sell advantage
+$246,013
Monthly rental cash flow
+$252
Net sale proceeds
+$87,050
Sale proceeds future value
+$166,456
Rental path future value
+$412,469
Future rental equity
+$328,667
Future mortgage balance
$190,834
Break-even rent
$1,236
Sale costs
$26,950
Operating expenses
$1,163
Track your portfolio.
Create a workspace to save property details, compare scenarios, and record changes to your portfolio. The free plan includes 1 property and 3 projections.
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What this calculator compares
This calculator compares two paths for your current home: sell it now and invest or reuse the proceeds, or keep it as a rental and compare future rental equity plus rental cash flow against those sale proceeds.
When renting out your house can make sense
Renting can make sense when the property cash flows after realistic vacancy, repairs, management, taxes, insurance, and mortgage payments, and when keeping the home gives you enough future equity growth to justify the risk and work.
When selling can make sense
Selling can make sense when the home would have weak cash flow, your equity is needed for the next house, the property would be hard to manage, or the sale proceeds can be used in a simpler plan with less vacancy, repair, and tenant risk.
What to include before converting a primary home to a rental
Include realistic market rent, taxes, insurance changes, HOA dues, vacancy, repairs, property management, sale costs, prep costs, possible capital gains tax, and your expected holding period. Then compare this result with a dedicated rental cash flow estimate.
FAQ
Should I sell my house or rent it out?+
It depends on cash flow, equity, sale proceeds, risk tolerance, local rent demand, and what you would do with the money if you sold. Compare both paths with realistic expenses before deciding.
How do I know if my current house will make a good rental?+
Estimate market rent, subtract vacancy, repairs, management, taxes, insurance, HOA dues, other expenses, and mortgage payments. Then compare the cash flow and future equity against selling now.
Should I include property management?+
Yes, even if you plan to self-manage. Including management gives you a more conservative number and helps compare the rental against a more passive use of the sale proceeds.
What happens if my house has a low mortgage rate?+
A low mortgage rate can make renting more attractive because debt service may be lower than today’s replacement financing. The calculator captures this through the current mortgage payment and rate.
Does this include taxes?+
It includes a field for estimated capital gains tax at sale, but it is not tax advice. Primary residence exclusion rules, depreciation, recapture, and state taxes can materially change the answer.