Move or Stay Calculator
You've outgrown your home — or maybe you just want a change. Compare all five paths, including staying put, so you can see exactly what each option costs and builds over the next 10 years.
Enter your ZIP codes to auto-fill local property taxes, insurance, appreciation rates, and rent estimates.
Your Situation
Enter your ZIP codes to auto-fill local rates and estimates
Your Current Home
This is your most important asset. Let's see what it's worth to you in each scenario.
Location
Property Details
Original Loan
Ongoing Costs
If You Rent It Out (Options C & D)
Your Next Home
Location
If You Buy
$150,000
Loan: $600,000 · P&I: $3,992/mo
If You Rent
Financial Context
Marginal rate: 22%
The Real Cost of Giving Up Your Rate
The most overlooked number in every "should I move?" conversation.
Your Current Rate
3.25%
$375,173 remaining
$1,741/mo
Today's Rate
7.00%
$600,000 new loan
$3,992/mo
Moving to a new home at today's rates increases your monthly payment by $2,251/month more — $27,012/year.
Extra interest over 10 years
$287,594 more
Payment multiplier
2.29× your current P&I
Based on your numbers
Stay Put appears to be your strongest financial move.
The do-nothing baseline. You stay in your home, keep your 3.25% rate, and pay your current mortgage. No transaction costs, no disruption — just steady equity growth as your home appreciates and your loan pays down.
Note: this option costs $2,441/mo more upfront — only viable if your budget can absorb it.
This is a starting point, not advice. Your personal priorities — schools, commute, family proximity — matter as much as the numbers.
Stay Put
Keep your home, make no changes
Monthly Cost
$2,441/mo
Net Worth (at horizon)
$50k
Monthly Cash Flow
$-2,441/mo
To Execute
No upfront cost
No transaction costs, no disruption. Your 3.25% rate keeps running and equity builds at 3%/yr — the pure do-nothing baseline.
Option A: Sell & Buy
Sell your home, buy a new one
Monthly Cost
$4,942/mo
Net Worth (at horizon)
$-393k
Monthly Cash Flow
$-4,942/mo
To Execute
$50,750
Locks in new rate for 30 yrs; ~$50,750 in transaction costs
Option B: Sell & Rent
Sell your home, rent your next place
Monthly Cost
$3,500/mo
Net Worth (at horizon)
$-381k
Monthly Cash Flow
$-3,500/mo
To Execute
$35,750
Frees $139,077 in equity to invest; no maintenance costs
Option C: Keep & Buy
Rent out your home, buy a new one
Monthly Cost
$7,383/mo
Net Worth (at horizon)
$-243k
Monthly Cash Flow
$-5,461/mo
To Execute
$165,000
Preserves your 3.3% rate; rental covers $181/mo of new mortgage
Option D: Keep & Rent
Rent out your home, rent your next place
Monthly Cost
$5,941/mo
Net Worth (at horizon)
$-231k
Monthly Cash Flow
$-4,019/mo
To Execute
No upfront cost
Maximum flexibility; rental arbitrage of $-3,319/mo
Deep-Dive Analysis
Shaded line = recommended option. Lines starting lower reflect upfront transaction costs. Investment return of 7% applied to liquid holdings.
Stay Put
Net: $-2,441/mo
DTI: 20% — OK
Sell & Buy
Net: $-4,942/mo
DTI: 40% — Approaching limit
Sell & Rent
Net: $-3,500/mo
DTI: N/A (renting)
Keep & Buy
Net: $-5,461/mo
DTI: 42% — Approaching limit
Keep & Rent
Net: $-4,019/mo
DTI: N/A (renting)