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Buy Now vs Wait
Compare buying today vs waiting 1–2 years on price, rates, rent, and equity.
Today's market
Set the home price, rate, and down payment you'd use if you bought today.
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If you wait
Model price appreciation, rate changes, rent while waiting, and extra savings.
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10-Year Comparison
Illustrative net position at year 10: projected equity minus down payment, closing costs, rent paid while waiting, and non-equity housing costs (interest, taxes, insurance, and PMI).
Buy today leads under these assumptions
Buy today shows the strongest 10-year net position at -$26,082. Results depend heavily on appreciation, rates, and how long you stay in the home.
Path ComparisonBest: Buy today
| Buy today | Wait 1 year | Wait 2 years | |
|---|---|---|---|
| Purchase price | $450,000 | $468,000 | $486,720 |
| Interest rate | 6.50% | 6.50% | 6.50% |
| Down payment | $90,000 | $99,600 | $109,344 |
| Monthly P&I + tax/ins | $2,837.94 | $2,913.54 | $2,993.67 |
| Rent paid while waiting | — | $26,400 | $53,592 |
| Equity at year 10 | $360,916 | $346,415 | $331,541 |
| Net position at year 10 | -$26,082 | -$57,242 | -$88,149 |
Buy Now vs Wait Calculator
Compare buying a home today versus waiting one or two years. Model price changes, rate shifts, rent while waiting, and a simplified long-term net position to inform timing decisions.
Common questions
- What costs does waiting include?
- Waiting often means continuing to rent, potentially facing higher prices or rates later, but also more time to save a down payment. The calculator compares simplified buy-now vs wait scenarios — adjust assumptions to match your market.
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