Thinking about buying your first home but worried it might be “bad timing”?

The calculator below lets you see—using today’s numbers—how much waiting could really cost in missed equity, extra rent and lost tax advantages. It isn’t meant to replace professional advice; everyone’s credit, savings and future plans differ. When you’re ready for a one-on-one, reach out and one of our agents will walk through your exact scenario, pros & cons included.

What the tool actually does

It starts with today’s price, then:

• Adds the annual appreciation rate you choose to show what the home might cost later.

• Totals the rent you’d pay while you wait, including the yearly rent bump you enter.

• Compares full monthly mortgage vs. rent—principal, interest, taxes, insurance, HOA and PMI are all included.

• Subtracts the mortgage-interest tax write-off to show your effective payment.²

• Totals the cost of waiting (missed appreciation + extra rent).

We’re real-estate agents, not CPAs. Tax rules vary—confirm deductions with your own tax professional.

Why history says price crashes are rare

Case-Shiller data going back to 1900 show only two years of double-digit national price drops:

• Great Depression (1929-1933) ≈ –10 % to –15 % a year

• Great Recession (2008-2009) ≈ –12 % a year

Every other shock—oil crises, record interest rates, early-’90s savings-and-loan mess—stayed within a few percent of flat. More importantly, any 10-year slice of the index ends up solidly positive, even if it starts inside the worst crash.

Why renting often costs more than it feels

Landlords can raise rent or sell the property at any time, and one missed rent check can start eviction. A homeowner, by contrast, locks in a fixed payment and—if hardship strikes—can request forbearance, repayment plans or a loan modification before foreclosure is even on the table (a legal process that takes months in Florida). Rent offers zero tax relief, while mortgage interest is often 100 % deductible in the early years and a portion of property tax may be deductible too (check limits with your CPA). Add the peace of mind of not being forced to move, plus the freedom to paint walls, bring pets and build equity, and ownership often wins the long game.

A fast example

Say you rent for $3 000 a month and prices rise 3 % a year. In the first year you’ll spend about $36 000 on rent and miss roughly $13 500 in equity growth—almost $50 000 gone. Two years in, the missed total balloons past $100 000. (Our calculator updates these numbers live when you change the inputs.)

Ready to see your own numbers?

1. Type your figures into the calculator below.

2. Watch “Total Cost of Waiting.”

3. Book a free consult to see loan options, down-payment programs and the strategy that matches your one-, five- and ten-year goals.

No hype, no pressure—just clear numbers and honest guidance so you can choose with confidence.

This page is educational only. We are not CPAs or attorneys; always verify tax or legal questions with qualified professionals.