One scenario, fifty-one tax climates. The home, the rent, the loan and the horizon are frozen — only the state's property-tax rate changes — and the verdict still flips: where tax is light and prices moderate, buying pulls ahead; where the tax office takes 1.9% a year, renting stays competitive far longer.
| State | Effective tax | Buy net cost | Rent net cost | Verdict |
|---|---|---|---|---|
| Alabama | 0.38% | $188,005 | $202,289 | Buy by $14,284 |
| Alaska | 1.06% | $209,425 | $202,289 | Rent by $7,136 |
| Arizona | 0.44% | $189,895 | $202,289 | Buy by $12,394 |
| Arkansas | 0.5% | $191,785 | $202,289 | Buy by $10,504 |
| California | 0.72% | $198,715 | $202,289 | Buy by $3,574 |
| Colorado | 0.52% | $192,415 | $202,289 | Buy by $9,874 |
| Connecticut | 1.59% | $226,120 | $202,289 | Rent by $23,831 |
| Delaware | 0.49% | $191,470 | $202,289 | Buy by $10,819 |
| Florida | 0.8% | $201,235 | $202,289 | Buy by $1,054 |
| Georgia | 0.77% | $200,290 | $202,289 | Buy by $1,999 |
| Hawaii | 0.26% | $184,225 | $202,289 | Buy by $18,064 |
| Idaho | 0.42% | $189,265 | $202,289 | Buy by $13,024 |
| Illinois | 1.92% | $236,515 | $202,289 | Rent by $34,226 |
| Indiana | 0.74% | $199,345 | $202,289 | Buy by $2,944 |
| Iowa | 1.27% | $216,040 | $202,289 | Rent by $13,751 |
| Kansas | 1.24% | $215,095 | $202,289 | Rent by $12,806 |
| Kentucky | 0.72% | $198,715 | $202,289 | Buy by $3,574 |
| Louisiana | 0.55% | $193,360 | $202,289 | Buy by $8,929 |
| Maine | 0.92% | $205,015 | $202,289 | Rent by $2,726 |
| Maryland | 0.98% | $206,905 | $202,289 | Rent by $4,616 |
| Massachusetts | 1.01% | $207,850 | $202,289 | Rent by $5,561 |
| Michigan | 1.17% | $212,890 | $202,289 | Rent by $10,601 |
| Minnesota | 1.04% | $208,795 | $202,289 | Rent by $6,506 |
| Mississippi | 0.65% | $196,510 | $202,289 | Buy by $5,779 |
| Missouri | 0.79% | $200,920 | $202,289 | Buy by $1,369 |
| Montana | 0.69% | $197,770 | $202,289 | Buy by $4,519 |
| Nebraska | 1.31% | $217,300 | $202,289 | Rent by $15,011 |
| Nevada | 0.47% | $190,840 | $202,289 | Buy by $11,449 |
| New Hampshire | 1.43% | $221,080 | $202,289 | Rent by $18,791 |
| New Jersey | 1.82% | $233,365 | $202,289 | Rent by $31,076 |
| New Mexico | 0.63% | $195,880 | $202,289 | Buy by $6,409 |
| New York | 1.42% | $220,765 | $202,289 | Rent by $18,476 |
| North Carolina | 0.64% | $196,195 | $202,289 | Buy by $6,094 |
| North Dakota | 0.92% | $205,015 | $202,289 | Rent by $2,726 |
| Ohio | 1.22% | $214,465 | $202,289 | Rent by $12,176 |
| Oklahoma | 0.76% | $199,975 | $202,289 | Buy by $2,314 |
| Oregon | 0.79% | $200,920 | $202,289 | Buy by $1,369 |
| Pennsylvania | 1.12% | $211,315 | $202,289 | Rent by $9,026 |
| Rhode Island | 1.02% | $208,165 | $202,289 | Rent by $5,876 |
| South Carolina | 0.45% | $190,210 | $202,289 | Buy by $12,079 |
| South Dakota | 1.04% | $208,795 | $202,289 | Rent by $6,506 |
| Tennessee | 0.46% | $190,525 | $202,289 | Buy by $11,764 |
| Texas | 1.32% | $217,615 | $202,289 | Rent by $15,326 |
| Utah | 0.5% | $191,785 | $202,289 | Buy by $10,504 |
| Vermont | 1.51% | $223,600 | $202,289 | Rent by $21,311 |
| Virginia | 0.71% | $198,400 | $202,289 | Buy by $3,889 |
| Washington | 0.81% | $201,550 | $202,289 | Buy by $739 |
| West Virginia | 0.51% | $192,100 | $202,289 | Buy by $10,189 |
| Wisconsin | 1.2% | $213,835 | $202,289 | Rent by $11,546 |
| Wyoming | 0.56% | $193,675 | $202,289 | Buy by $8,614 |
| District of Columbia | 0.67% | $197,140 | $202,289 | Buy by $5,149 |
To isolate the tax effect. Real prices differ wildly by state, and each state page starts from the same neutral scenario precisely so nobody mistakes it for market data.
Horizon first, interest rate second, property tax third — and in high-tax states, tax jumps the queue.
Rent vs buy run identically in every state ($450k home, $2,200 rent, 7 years): the verdict flips with the property-tax climate — from Hawaii’s 0.26% to Illinois’ 1.92% effective rate.
100% free · No sign-up · No daily limits · No watermarks · Processed in your browser — files never leave your device
The hub of the rent-vs-buy family: one frozen scenario across all 51 jurisdictions to isolate the property-tax effect, then a full scenario calculator per state.
At the frozen scenario, low-tax states tilt to buying sooner; Illinois and New Jersey tax keeps renting alive longest.
The model counts the opportunity cost of your deposit — the line most calculators hide.
Horizon, rates, and — uniquely visible here — the state’s property-tax rate.
No — a frozen comparison scenario, labelled as such; your page takes your numbers.
What is missing, broken, or could be better on this tool? Tell us — we read every suggestion.
✅ Thanks — your suggestion has been received. Suggestions like yours shape what we build next.