Colorado only · License-verified agents · Free for buyers and sellers
Tools · Buyer
The honest answer depends on how long you'll stay. We model your horizon year-by-year - including the opportunity cost of the down payment - and find the year where buying actually pulls ahead.
Breakeven
Buy if you'll stay at least 10 years.
Net cost by horizon
Lower is better. Includes sale-side costs if you sold at year-end.
| Year | If you bought | If you rented |
|---|---|---|
| 3 | $114,471 | $64,297 |
| 5 | $150,525 | $109,659 |
| 7 | $183,351 | $157,015 |
| 10 | $225,768 | $231,730 |
| 15 | $274,821 | $365,523 |
| 20 | $289,865 | $509,094 |
Estimate only. Doesn't model tax deductions, maintenance lumpiness, or the lifestyle cost of moving every two years on a lease. The shorter your horizon, the more renting wins - almost always.
Reading the result
5-year rule
Conventional wisdom says you need to stay roughly 5 years before buying beats renting. The math behind it: 2% closing on the way in plus 8% on the way out (commission, doc fee, concessions) means you need ~5 years of appreciation and principal paydown just to break even. The exact number flexes with rates and rent.
Opportunity cost
The honest version of this calculation gives the renter credit for investing the down payment plus closing costs at a market return. Comparing only rent vs. mortgage payment is the most common mistake - it makes buying look better than it is.
Colorado context
From 2015–2022, Front Range homes appreciated 8–12% per year, which made buying win at almost any horizon. Since 2023, growth has settled to 2–4% - closer to the long-run national average. At today's rates, buying needs a real 5–7 year horizon to win, even in Denver and Boulder.
Crossed your breakeven year?
A vetted local agent will tell you when buying makes sense in your specific market - and when it doesn't, even if it costs them a commission.