Pre-loaded with real Idaho data: Ada County property tax (0.44%), average homeowners insurance ($2,240/yr), Treasure Valley appreciation forecast (3.5%), and current rent growth (2.0%/yr).
Annual home appreciation3.5%
Property tax rate (Ada Co.)0.45%
Annual rent increase2.0%
Investment return (if renting)7.0%
Buying — monthly
Principal & interest$2,815
Property tax (w/ exemption)$141
Homeowners insurance$187
Maintenance reserve (1%/yr)$417
PMI (if under 20% down)$225
Total out of pocket/mo$3,784
Avg equity built/mo+$1,248/mo
Renting — monthly
Current rent$2,200
Renter's insurance~$15
Rent in year 5$2,429
Total today/mo$2,215
Equity built/mo$0
Buying costs $1,569/mo more out of pocket today. That gap narrows as rent climbs 2.0%/yr — reaching $2,429/mo by year 5 while your mortgage stays fixed.
Idaho homeowner's exemption removes 50% of assessed value up to $125,000 from your taxable assessment — already factored in above. Renters receive none of this benefit.
Renting + investing comes out $45K ahead over 5 years
Over a shorter horizon at current rates, investing your down payment at 7.0% outpaces appreciation gains. Buying typically wins in the Treasure Valley at 6–7+ years — extend your timeline and the math flips decisively.
Net wealth — buying
$137K
5-yr net after selling costs
Net wealth — renting
$182K
invested down pmt + savings
Wealth breakdown after 5 years
Home value after appreciation$593,843
Remaining mortgage balance?$420,762
Home equity$173,082
Selling costs (~6%)?$35,631
Net from buying$137,451
Down payment invested at 7.0%/yr$70,128
Monthly savings invested$112,310
Net from renting$182,438
This model compares buying and selling at your chosen time horizon vs. renting and investing the difference. Accounts for Idaho's homeowner exemption, PMI if applicable, maintenance reserves, and compounding returns. Does not include mortgage interest deduction or Idaho capital gains exemption on primary residences — both additionally favor buyers.
Marathon Realty Idaho
Want me to run the real numbers for your situation?
After $70M in transactions and 90 closed deals last year, I can show you exactly what buying or renting looks like for your specific income, neighborhood, and goals in the Treasure Valley.
