That renting is always "throwing money away". Because home ownership has no lost costs - it's pure profit/savings, didn't you know?
Actually I've struggled with that very topic myself, now that I lost my home via divorce. I'm currently renting and I'm not even sure when to buy a house. It's odd because I started to realize that although I want an owned home to be
just right I am willing to put up with more garbage in a rental. Why? Because it's not my problem. If it breaks, I call the property manager and they need to fix it. If they give me trouble then on average, I am 6-months away from being able to move out and try someplace else instead. In a pinch, you can walk away from a rental and simply take the hit on your reference list or not list that place at all.
So for me, the math worked out like this:
(All figured are adjusted for inflation. This means rent stays the same, home value stays the same after inflation, and return rate is after inflation)
Renting: $1100/month, then the overage goes into perhaps an index fund, lets say it does 4% above the rate of inflation over 30 years. Let's say the overage in this case is $900/month. Let's also say I started out with $40,000 in savings, for reasons explained below. After 30 years I'd have spent $396,000 on rent (ouch!) and have saved $324,000 plus the initial $40,000. My compounding calculator says it would be worth about $759,000. If I then purchased a $200k home for cash,
I'd have $559,000 and a paid off home.Owning: A similar home to the rental in a condition I would enjoy would be around $200,000, $1600/year in property taxes & insurance, $50/month HOA, and about $120/month of maintenance. With 20% down, that means my initial $40,000 has been used up, but then I have a 30-year mortgage at 4% for a monthly PITI of $764.
PITI: $764
Tax & insurance: $133
Maintenance: $120
HOA: $50
Total: $1067/month, leaving $933 for savings.
With investing $933/month of savings at the same 4% ROI
I'd have $649,700 and a paid off home.While home ownership looks more attractive on the surface, what it ignores is that most people move an average of once every 7 years and you give up potentially upwards of 8% of the home's value each time you move between realtor commission, closing costs, and loan origination fees on the new home, even if you do manage to time it pretty tightly so you're not carrying two mortgages at the same time for long. 8% of $200k 4 times is $64,000. I've known people who only moved 4 times in 40 years, but I've also known people who moved 18 times in 20 years. My math above assumes 0 moves in 30 years.
Also, my maintenance projection of $120/month is just to keep the house functional, really. You can't do very much in the way of updating flooring, appliances, or anything else. It would be enough to keep a builder-basic home functional, IMO. I base that on 15 years of home ownership and feel it's fair, but anyone else is free to adjust as they see fit.
Bottom line was that even for a VERY long-term rental outlook (30 years is longer than many people can see themselves renting) the end result wasn't terribly different as long as the renter is disciplined enough to truly put their rental savings into investments. What I tend to see however is that people who rent simply don't save either. Owning a home is a way to attempt to force people to save. Still, even that doesn't work terribly well as I regularly talk to people who take out home equity loans every time they get a chance to, or do debt consolidation by running up lots of car loans & unsecured debt, then rolling it into a home refinancing to pay off the consumer debt by resetting their mortgage to no equity. I know at least one 60 year old who's always been a homeowner, never rented and yet only has about $80k equity in their $250k home.