How this is worked out
How often you move
The same home, sold and bought again every few years, or never.
Price of the home today. The median existing home was US$396,800 in January 2026 (National Association of Realtors). Each move buys a home worth the same.
Rent a month of a comparable home. The typical US rent was US$1,962 in July 2026 (Zillow). That covers all rentals, mostly apartments.
Years to compare. A working life plus retirement.
Your typical stay in a home. Owners who sold in 2025 had lived in their home 11 years (National Association of Realtors). The page also tries 2, 3, 27 and 44 years, and never moving.
Mortgage rate. 30-year fixed, Freddie Mac, October 8, 2026. Each new home starts a new loan at this rate.
Moving costs each move. Of the home’s value: movers, two homes at once, repairs before the sale.
A renter moves every. A third of renters had moved in 2023 or later (Census, 2024).
Down payment. Under 20% adds mortgage insurance.
State. Sets the property tax to that state’s median rate (Census, 2024).
Tax return. Counts the income tax saved by deducting mortgage interest and property tax (2026 federal rules).
Buying costs. Of the price: title, lender fees, points.
Selling costs. Of the sale price: agents, transfer taxes.
What invested money earns a year. After tax. Whoever pays less each year invests the difference.
Six ways to stay. Costs paid are buying, selling and moving costs over the 45 years. Wealth is what the owner has if the home is sold at the end, after selling costs and the loan.
Moving, staying and renting. Each year the owner pays the loan, property tax, insurance (0.5% of the value), upkeep (1.5%) and any mortgage insurance; the renter pays rent and renter’s insurance (US$180). Whoever pays less invests the difference at the same return, and the renter also invests the cash the buyer spent on day one. Income tax and refinancing are left out unless you turn on itemizing. Every move sells the home, pays the loan and puts what is left into a new home of the same value; a shortfall is added to the new loan.
Your answer in words. Over 45 years, an owner who moves every 11 years (the typical stay) makes 4 moves and pays US$570,129 in buying, selling and moving costs. They end with US$1,432,261, which is US$1,400,931 less than never moving (US$2,833,192). Moving every 3 years leaves US$452,859; every 27 years, US$2,481,856. A renter who invests the difference ends with US$2,923,873, against US$2,833,192 for the owner who never moves.
Some choices came from your profile.
US inflation 3.4% (August 2026, US Bureau of Labor Statistics)
How every calculator on the site is built, and what changed and when, is on How it works.