Free tool
Rent vs. Sell Calculator
Trying to decide whether to rent out your property or sell it? Enter your numbers below to compare the long-term value of holding and renting against the net proceeds of selling today. Adjust the timeline to see how the decision changes over the years.
Property
Financing
Rental
Hold & rent
Projected total value after 5 years
$0
Net rental income over time plus the property's equity (appreciation + mortgage paydown).
Sell today
HigherNet proceeds if you sold now
$0
After paying off the mortgage, selling costs, and capital gains tax.
What the numbers suggest
Based on these inputs, selling today nets about $0 more than holding and renting for 5 years. Weigh current market conditions and your goals.
Investment timeline
Drag to see how holding compares to selling over 5 years.
Disclaimer: This data is provided for informational purposes only and should not be relied upon as a guarantee of any future result. Consult a qualified professional before making any financial decisions. A positive difference in projected wealth does not necessarily indicate positive monthly cash flow. It reflects long-term equity growth, appreciation, and other factors that may not translate into immediate income or liquidity.
How the calculation works
If you hold and rent
We project your net rental income each year (rent grown by your expected increase, minus vacancy, management, mortgage, taxes, insurance, HOA, and maintenance) and add the property equity you build from appreciation and mortgage paydown. The total is your projected wealth at the year you choose.
If you sell today
We take your current property value and subtract the mortgage payoff, selling costs (agent commissions, closing costs), and capital gains tax on any appreciation since you bought it. What remains is the cash in hand from selling now.
Frequently asked questions
Should I rent or sell my house?
It depends on your numbers and goals. Renting builds long-term wealth through equity growth, mortgage paydown, and monthly income, while selling gives you immediate liquidity after costs and taxes. This calculator projects both side by side over the time horizon you choose so you can compare them directly.
How does the rent vs. sell calculator work?
You enter your property value, financing, and rental assumptions. The tool projects the total value of holding and renting (cumulative net rental income plus the property equity from appreciation and mortgage paydown) and compares it to the net proceeds of selling today (sale price minus mortgage payoff, selling costs, and capital gains tax).
What costs does the calculator include when renting?
Mortgage payments, property taxes, insurance, HOA dues, maintenance, a vacancy allowance, property management fees, and any other monthly expenses you enter. These are subtracted from gross rent to estimate your net annual rental income.
Is this calculator a guarantee of returns?
No. The results are estimates based on the assumptions you provide and are for informational purposes only. Markets, rents, and costs change over time. Consult a qualified financial, tax, or real estate professional before making a decision.
Does Croskey Real Estate manage rental properties in Contra Costa County?
Yes. Croskey Real Estate is a licensed California brokerage (DRE #01990430) providing full-service residential property management across Pittsburg, Antioch, Brentwood, Oakley, Bay Point, Concord, and the surrounding Contra Costa County area.
Ready to rent it out?
Let a licensed local brokerage handle the rest
If renting comes out ahead, Croskey Real Estate can take it from here: tenant placement, rent collection, maintenance, and California compliance, all managed for you.