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// BUY VS RENT CALCULATOR
BUY VS RENT — MILITARY EDITION
See the true cost of buying vs renting over time — with your BAH factored in. Your mortgage payment stays fixed. Your rent won't.
// BUYING SCENARIO
// RENTING SCENARIO
BUYING — MONTHLY COST
$2,646
Fixed for 30 years
P&I$1,946
Tax$300
Insurance$150
Maintenance$250
RENTING — MONTHLY COST
$1,500
Today. In 10 years: $2,016
At 3%/yr increase, rent grows $516 more per month in 10 years while your mortgage stays flat.
// BAH ADVANTAGE — THE MILITARY EDGE
Your BAH is $1,440/month. A fixed mortgage means you keep more of it every year as rent inflation hits your neighbors.
BAH surplus buying (yr 10)
$0/yr
Rent yr 10 (w/ increases)
$2,016/mo
// CUMULATIVE COST COMPARISON
| Years | Total Rent Paid | Total Buy Cost | Home Equity | Net Buy Cost | Winner |
|---|---|---|---|---|---|
| 1yr | $18,000 | $28,552 | $12,322 | $16,230 | BUY |
| 3yr | $55,636 | $84,974 | $38,491 | $46,483 | BUY |
| 5yr | $95,564 | $140,375 | $66,858 | $73,517 | BUY |
| 10yr | $206,350 | $273,398 | $148,903 | $124,495 | BUY |
| 15yr | $334,780 | $396,129 | $250,343 | $145,786 | BUY |
| 20yr | $483,667 | $504,449 | $376,768 | $127,681 | BUY |
* Net Buy Cost = Total paid minus equity built. Lower net = buying wins.
// MILITARY-SPECIFIC CONSIDERATIONS
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PCS Every 2-3 Years?
Short tours favor renting. If orders come before the break-even point (usually 3-5 years), renting may be cheaper.
🏠
VA Loan = $0 Down
No down payment requirement means you can buy without draining savings — unlike civilian buyers who need 3-20% down.
💰
BAH Is Tax-Free
Your BAH isn't taxed. If your mortgage is less than BAH, that surplus is yours to keep — tax-free every month.
📈
Rental Income at PCS
When you PCS, you can rent the property. Many military landlords cover their mortgage with rental income.
⚖️
SCRA Protection
You can terminate a lease with 30 days notice after PCS orders. This protects renters from lease penalties.
🔄
VA Loan Multiple Times
Your VA benefit is reusable. Buy at each duty station and build a real estate portfolio over your career.