Real Estate Calculators
Is it smarter to rent or buy in the Lehigh Valley right now?
Renting feels cheaper until you add up every rent check you will ever write. Buying feels expensive until you count the equity, appreciation, and tax benefits stacking on your side. This calculator runs both scenarios side by side, year by year, so you can see the horizon where owning usually starts to win, and where it does not.
The two scenarios
Most owners budget about 1% to 1.5% of value annually.
Growth assumptions (edit to match your view)
The model treats the down payment and any monthly cash savings from renting as money available to invest. It counts owner tax savings on mortgage interest and property tax at the rate you enter.
After that, owning this home has cost you less than renting, and you are building equity every month.
Year by year
Net cost to you, lower is better| Year | Buy net cost | Rent net cost | Better deal |
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Lehigh Valley context, data gathered October 25, 2026: a typical two- to three-bedroom single-family home rents for about $2,200 a month, and the region's median home price is $375,000 (Greater Lehigh Valley REALTORS, September 2026 report).
At this week's average 30-year fixed rate of 7.18% (Freddie Mac, week of November 5, 2026), buying that median-priced home with 5% down costs roughly $3,200 a month estimated: about $2,400 in principal and interest, $500 in estimated property taxes, $125 in homeowners insurance, and $148 in PMI.
With rent near $2,200 and the full estimated cost of ownership near $3,200, the rent-versus-buy math turns most often in the 4th to 7th year, faster when you stay put and rates hold, slower if you may move in under two years. With 5% down, PMI drops off once the loan reaches 80% of the home's value, and part of each payment builds equity; renters keep the monthly difference but build no ownership stake. See the October 2026 Rent vs. Buy update for the full side-by-side comparison, sources, and a balanced explanation.
This calculator's monthly buy figure excludes PMI; at 5% down, add roughly $148 a month to match the full estimate above. All figures are estimates for general information only and are not a loan offer or quote. Mortgage rate, taxes, insurance, and PMI vary by borrower, property, lender, and credit profile; buyers should consult a licensed lender for personal figures.
Run the numbers with Tim, then talk them through
Estimates are a great starting point. A 20-minute conversation with Tim Tepes turns them into a plan you can act on, with real listings, real comparables, and honest advice.
Estimates are for education and planning only, not a loan approval, appraisal, or tax advice. Actual costs, rates, and values vary by property and lender.