Regional starting points
These county indices seed the comparison below. They cover different housing mixes; use comparable listings for your decision.
Typical home value
$204,593
Montgomery County, OH
· Zillow ZHVI
Zillow ZHVI county series · Retrieved . Coverage and method.
Typical monthly rent
$1,297 / month
Montgomery County, OH
· Zillow ZORI
Zillow ZORI county series · Retrieved . Coverage and method.
1 · Compare your options
What would each path cost?
Start with two homes that meet the same needs. A countywide home value and rent index can represent different sizes and property types.
Adjust tax and growth assumptions
Mortgage, growth and property tax rates are illustrative scenario assumptions. The starting 1.56% property-tax assumption is not a verified local rate. Use an annual estimate for your ownership divided by the purchase price; do not enter district millage. Check Ohio property taxes
Starting scenario · 10 years · Before income taxes
Renting and investing finishes $47,230 ahead
This compares projected home equity after selling costs with invested cash. It assumes the cheaper housing path invests the entire monthly difference. Changing that behavior can change the answer.
Buying cash at closing
$47,056
Down payment + 3% closing costs; reserves extra
First year buying catches up
Not within 30 years
Annual checkpoints under these assumptions
Monthly budget in year one
Includes housing costs and utilities. Principal builds equity but still leaves your bank account.
Calculated from your inputs using the RentalCalcs model. See costs, source periods and exclusions. Dollar amounts are rounded after calculation.
Renting leaves $497 more per month to invest in year one.
Monthly cost breakdown
Scroll the table sideways if needed.
| Cost | Renting | Buying |
|---|---|---|
| Rent / mortgage P&I | $1,297 | $1,089 |
| Property tax | $0 | $266 |
| Insurance | $17 | $150 |
| PMI | $0 | $0 |
| Maintenance reserve | $0 | $256 |
| HOA dues | $0 | $0 |
| Utilities | $150 | $200 |
| Total | $1,464 | $1,961 |
What if you move sooner or stay longer?
Wealth at each exit date, including a home sale. These are nominal dollars and modeled outcomes, not market forecasts.
Scroll the table sideways if needed.
| Exit year | Rent + invest | Buy + sell |
|---|---|---|
| 3 | $76,615 | $48,480 |
| 5 | $98,372 | $65,322 |
| 10Your stay | $161,112 | $113,881 |
| 20 | $335,556 | $250,027 |
| 30 | $660,089 | $518,698 |
Take this scenario further
Change insurance, maintenance, transaction costs and other assumptions in the full calculator. All ten inputs above carry over.
Continue with these numbers →2 · Check the homes you are comparing
What matters for your decision in Kettering?
Include deferred repair assistance in the eventual sale budget
Kettering’s 2023 rehabilitation guidelines distinguish grants, payment loans and deferred loans. Under those guidelines, deferred principal becomes payable when title transfers or the homeowner stops using the house as a principal residence; a partially deferred loan can also require current monthly payments. Eligibility and funding are conditional. “Deferred” does not mean the balance is automatically forgiven.
Kettering housing-rehabilitation guidelines and deferred-loan repayment · 2023 guidelines, sections IV–V; confirm current award terms and funding. Checked .
Montgomery County directory of Kettering rehabilitation resources · Undated current county resource directory; not an eligibility decision. Checked .
If repair assistance is part of the purchase plan, obtain the current program terms and your written award before reducing the repair reserve. Ask which amount must be repaid on sale or a move, and check any lien recorded against the property. Keep that exit payment alongside the calculator’s selling costs; the comparison does not automatically model a separate rehabilitation loan or determine eligibility.
Compare actual homes with the same financing assumptions in Dayton or Springfield. Their local requirements and property costs may differ.
Property taxes after purchase
The 1.56% starting tax rate is an illustrative assumption, not a verified rate for this home. Check the address's county through the Ohio county auditor directory.
Ask the county auditor for an annual estimate for the parcel, tax district and your ownership. Confirm the tax year and payable year, available credits, exemptions and special assessments. The seller's bill may reflect benefits you will not receive.
Ohio's county auditor guidance distinguishes appraised value from assessed value. Assessed value is generally 35% of appraised value; a mill is $1 per $1,000 of assessed value. Read the tax-bill terms before using a quoted rate. Enter an annual budget as a percentage of purchase price here, not the district's millage or the 35% assessment fraction.
For example, an estimated $6,000 annual bill on a $300,000 purchase is 2.00%, or $500 a month. With this conversion, leave Assessed Value at 100% in the full calculator; applying 35% again would understate your budget. This calculator does not determine Ohio tax credits, exemptions or levy changes. Later years use the model's illustrative tax-growth assumption.
Condo dues and upcoming work
For a condo, enter the actual HOA dues and review the reserve study, meeting minutes and special assessments. The starting scenario uses $0 dues; that can understate a condo's cost.
Comparable space and location
Compare similar bedroom counts, commute needs, parking and outdoor space. A county home index and a county rent index do not describe a matched pair of homes.
A shorter stay and cash reserves
Try a three-year exit alongside your expected stay. Include moving costs, repairs and an emergency reserve in your real budget; the cash-at-closing figure does not include those reserves.
If you would rent out a room or unit, model a house hack separately so rental income and vacancy are explicit.
Looking for rent data or a rental investment?
For local rental research, browse Ohio rent estimates by city and ZIP; ZIP coverage differs from these county indices. To evaluate a property you would rent to someone else, calculate rental cash flow and returns.
3 · Understand the comparison
Sources and assumptions
- Home value reference · Zillow ZHVI
- Montgomery County, OH (county FIPS 39113; Zillow region 2980). Observation: . All homes, mid-tier, smoothed, seasonally adjusted. Retrieved . Download the Zillow ZHVI county series (CSV).
- Monthly rent reference · Zillow ZORI
- Montgomery County, OH (county FIPS 39113; Zillow region 2980). Observation: . All homes plus multifamily, smoothed, seasonally adjusted. Retrieved . Download the Zillow ZORI county series (CSV).
- How to use these indices
- Zillow's data definitions describe typical home values (ZHVI) and typical market rents (ZORI). They cover their respective housing stocks, not a matched pair of homes, Kettering city medians or an individual property quote. ZIP-level and listing-based sources use different coverage and may differ. Published source files may be revised after retrieval.
- Financing and ownership costs
- 30-year conventional loan; 3% purchase closing costs; $1,800 yearly home insurance, growing 3%; maintenance at 1.5% of purchase price, growing 2.5%; property taxes growing 2%; $200 monthly owner utilities. PMI is modeled below 20% down at a 0.5% annual rate, until the modeled loan-to-value reaches 80%. All are illustrative assumptions.
- Renting and investing
- $200 yearly renter insurance and $150 monthly utilities. Renting starts with the buyer's down payment and closing costs invested. The path with lower ongoing housing costs invests the difference. Security deposits, broker fees and moving costs are excluded from this comparison.
- Selling and tax treatment
- Selling costs total 7.5% of future home value, including commissions, closing costs and sale preparation. Buyer wealth is equity after selling costs plus invested savings; renter wealth is the investment balance. This comparison excludes income-tax deductions and taxes on investment gains. Dollars are not inflation-adjusted.
Use the full calculator to adjust the remaining costs and explore additional scenarios. Its optional paid report does not gate the free comparison.
Kettering rent vs buy questions
Does a lower monthly rent mean renting is better?
It helps your cash budget, but the wealth result also depends on what you invest, home value growth and when you move. Check both the monthly comparison and the exit-year table.
Why is there no universal Kettering break-even year?
The answer changes with price, rent, financing and investment returns. “Not within 30 years” describes the modeled window, not a claim that buying can never catch up. A first crossover also does not guarantee buying stays ahead.
Can I compare a cash purchase?
Yes. Set the down payment to 100%. The rent scenario then invests the purchase cash and closing costs, so the opportunity cost of paying cash remains in the comparison.