Compare keep against sell
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Reviewed and updated June 2026
Situation calculators
Rent vs Sell Calculator
Compare keeping and renting a property against selling now and investing the proceeds, over a horizon you choose. Built for owners and tired landlords weighing whether to hold or move on. This is a planning tool, not investment advice.
Selling or buying soon
A calculator is a starting point. Get a full picture with a direct review of payoff, taxes, title, condition, and timing.
Holding is not free
Keeping a rental can build wealth through cash flow and appreciation, but it also means vacancies, repairs, management, and the tenant headaches that wear landlords down. Selling now converts equity to cash you can invest elsewhere. The right answer depends on your numbers and how much you want to be a landlord.
How to read your results
Compare selling now and investing the proceeds against keeping the home for rental cash flow plus future appreciation.
- Selling now converts your equity to cash today, which the tool grows at the investment return you enter.
- Keeping assumes you can rent at the figures shown and absorb vacancies, repairs, and management over the years you hold.
- Appreciation and rent are assumptions, so try a conservative case and an optimistic case to see how wide the gap really is.
- Factor in your tolerance for being a landlord, since the math rarely captures the time and risk of managing a rental.
How to compare renting against selling
The keep path adds up the yearly rental cash flow over your horizon, plus the home equity at the end after expected appreciation and future selling costs. The sell path takes your net proceeds today and grows them at an investment return you choose. Comparing the two end values shows which path is likely to leave you better off, before taxes and risk.
The estimate is only as good as the assumptions. Rent can fall short during vacancies, repairs and management eat into cash flow, appreciation is never guaranteed, and investment returns vary. Treat the result as a starting point for the decision, and weigh how much you actually want to keep being a landlord.
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Rent vs sell FAQs
Should I sell my house or rent it out?
It depends on your numbers and your tolerance for being a landlord. Renting can build wealth through cash flow and appreciation, while selling converts equity to cash you can invest elsewhere. This tool compares both over a horizon you choose.
What costs should I include as a landlord?
Include the mortgage, property taxes, insurance, maintenance, management, and a vacancy allowance. Many owners underestimate repairs and vacancies, which can turn a thin positive cash flow into a loss.
What return should I assume if I sell and invest?
Use a rate you would realistically earn on the net proceeds, and compare it to your expected appreciation and rental cash flow. Lower, conservative assumptions give a more honest comparison than optimistic ones.
Is this investment advice?
No. It is a planning estimate based on your assumptions. Returns, rents, and appreciation are not guaranteed. Confirm with the appropriate professionals before deciding.
Is it better to rent out my house or sell it?
It comes down to the cash you free up by selling and investing versus the cash flow and appreciation from holding the rental. Selling is simpler and converts equity to cash now, while renting can build wealth over time if you can cover vacancies, repairs, and management.
What costs do people forget when deciding to rent a home?
Common blind spots are vacancy between tenants, ongoing maintenance and capital repairs, property management fees, higher insurance for a rental, and the loss of the primary-residence capital gains exclusion if the home becomes a long-term rental before you sell.
This calculator is general information for Chicago-area owners, buyers, and investors. It is not legal, tax, lending, appraisal, or brokerage advice, and rates or rules can change. Verify figures with the appropriate professionals before money moves or documents are signed. Rental income, appreciation, and investment returns are assumptions and are not guaranteed. This is not investment advice.