· Plan · 04
Should I buy?.
Renting vs buying isn't always obvious. We'll run the actual math against your timeline and your numbers.
Renting vs buying — which actually costs less?
Depends on your time horizon and local market. In Phoenix metro, breakeven on a typical buy vs rent is usually 4–6 years. Shorter than that, renting often wins after closing costs and selling costs are accounted for.
How long do I need to stay to break even?
Take total transaction costs (closing + future selling cost, ~7–9% of price total) divided by monthly equity build + appreciation. Most cases land between 3 and 5 years.
What if I'm not sure where I'll be in 5 years?
Probably rent. Buying with uncertain timeline is the most common way buyers lose money — selling within 2 years rarely pencils unless the market moves significantly in your favor.
How much do I need saved?
Realistically: 3–5% down + 2–3% closing costs + 2–3 months of reserves after closing. On a $400k purchase, that's roughly $25–45k. Programs that lower down payment requirements don't lower closing costs or reserves.
Should I wait for rates to drop?
Maybe, maybe not. Lower rates often correlate with higher prices. If rates drop 1% and prices rise 4%, the buyer who waited typically pays more, not less. Run the actual scenario both ways.
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