Upshot: Renting vs. buying, updated

A revamped calculator [View in browser](~/AAAAAQA~/RgRoLebTP4Q4AWh0dHBzOi8vbWVzc2FnaW5nLWN1c3RvbS1uZXdzbGV0dGVycy5ueXRpbWVzLmNvbS9keW5hbWljL3JlbmRlcj9jYW1wYWlnbl9pZD0yOSZlbWM9ZWRpdF91cF8yMDI0MDUyMCZpbnN0YW5jZV9pZD0xMjM5MDkmaXNWaWV3SW5Ccm93c2VyPXRydWUmbmw9dGhlLXVwc2hvdCZwYWlkX3JlZ2k9MCZyZWdpX2lkPTc3Njc0OTUyJnNlZ21lbnRfaWQ9MTY3MjExJnRlPTEmdXJpPW55dCUzQSUyRiUyRm5ld3NsZXR0ZXIlMkZkNzMyNjZmZS0wZGRkLTViZWQtOWZmNy1iNTE5MDkxNGZhYjUmdXNlcl9pZD1hYTQ5MWVmN2YxZDk2NGU0OTc5ZmI3ODRlNzRlMDFkN1cDbnl0QgpmRdNhS2YooVjFUht0cmlzdHJhbWJhbGR3aW45MEBnbWFpbC5jb21YBAAAAAM~)|[nytimes.com](~/AAAAAQA~/RgRoLebTP0SuaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vP2NhbXBhaWduX2lkPTI5JmVtYz1lZGl0X3VwXzIwMjQwNTIwJmluc3RhbmNlX2lkPTEyMzkwOSZubD10aGUtdXBzaG90JnJlZ2lfaWQ9Nzc2NzQ5NTImc2VnbWVudF9pZD0xNjcyMTEmdGU9MSZ1c2VyX2lkPWFhNDkxZWY3ZjFkOTY0ZTQ5NzlmYjc4NGU3NGUwMWQ3VwNueXRCCmZF02FLZiihWMVSG3RyaXN0cmFtYmFsZHdpbjkwQGdtYWlsLmNvbVgEAAAAAw~~) [Ad](~/AAAAAQA~/RgRoLebTP0SiaHR0cHM6Ly9saXZlaW50ZW50Lm5ld3lvcmt0aW1lc2luZm8uY29tL2NsaWNrP3M9MTYyMDE0JmxpPVVQJm09YWE0OTFlZjdmMWQ5NjRlNDk3OWZiNzg0ZTc0ZTAxZDcmcD1VUF8yMDI0MDUyMCZzdHBlPWRlZmF1bHQmdGU9MSZubD10aGUtdXBzaG90JmVtYz1lZGl0X3VwXzIwMjQwNTIwVwNueXRCCmZF02FLZiihWMVSG3RyaXN0cmFtYmFsZHdpbjkwQGdtYWlsLmNvbVgEAAAAAw~~) [The Upshot](~/AAAAAQA~/RgRoLebTP0SzaHR0cDovL3d3dy5ueXRpbWVzLmNvbS91cHNob3Q_Y2FtcGFpZ25faWQ9MjkmZW1jPWVkaXRfdXBfMjAyNDA1MjAmaW5zdGFuY2VfaWQ9MTIzOTA5Jm5sPXRoZS11cHNob3QmcmVnaV9pZD03NzY3NDk1MiZzZWdtZW50X2lkPTE2NzIxMSZ0ZT0xJnVzZXJfaWQ9YWE0OTFlZjdmMWQ5NjRlNDk3OWZiNzg0ZTc0ZTAxZDdXA255dEIKZkXTYUtmKKFYxVIbdHJpc3RyYW1iYWxkd2luOTBAZ21haWwuY29tWAQAAAAD) May 20, 2024 [SUPPORTED BY EXXONMOBIL](~/AAAAAQA~/RgRoLebTP4RjAWh0dHBzOi8vYWQuZG91YmxlY2xpY2submV0L2RkbS90cmFja2Nsay9ONzM1Ni42NDQwLlRIRU5FV1lPUktUSU1FU0NPTVBBTi9CMzExOTczNTYuMzkxMjIwNzgxO2RjX3Rya19haWQ9NTg0OTM4MjU4O2RjX3Rya19jaWQ9MjEzOTg4NjQyO2RjX2xhdD07ZGNfcmRpZD07dGFnX2Zvcl9jaGlsZF9kaXJlY3RlZF90cmVhdG1lbnQ9O3RmdWE9O2x0ZD07ZGNfdGR2PTE_Y2FtcGFpZ25faWQ9MjkmZW1jPWVkaXRfdXBfMjAyNDA1MjAmaW5zdGFuY2VfaWQ9MTIzOTA5Jm5sPXRoZS11cHNob3QmcmVnaV9pZD03NzY3NDk1MiZzZWdtZW50X2lkPTE2NzIxMSZ0ZT0xJnVzZXJfaWQ9YWE0OTFlZjdmMWQ5NjRlNDk3OWZiNzg0ZTc0ZTAxZDdXA255dEIKZkXTYUtmKKFYxVIbdHJpc3RyYW1iYWxkd2luOTBAZ21haWwuY29tWAQAAAAD) [A graphic showing sliding scales for Home Price and Monthly Rent] The New York Times Renting or buying is personal, but it’s also helpful to look at the numbers [Author Headshot](~/AAAAAQA~/RgRoLebTP0TAaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vYnkvZnJhbmNlc2NhLXBhcmlzP2NhbXBhaWduX2lkPTI5JmVtYz1lZGl0X3VwXzIwMjQwNTIwJmluc3RhbmNlX2lkPTEyMzkwOSZubD10aGUtdXBzaG90JnJlZ2lfaWQ9Nzc2NzQ5NTImc2VnbWVudF9pZD0xNjcyMTEmdGU9MSZ1c2VyX2lkPWFhNDkxZWY3ZjFkOTY0ZTQ5NzlmYjc4NGU3NGUwMWQ3VwNueXRCCmZF02FLZiihWMVSG3RyaXN0cmFtYmFsZHdpbjkwQGdtYWlsLmNvbVgEAAAAAw~~) By [Francesca Paris](~/AAAAAQA~/RgRoLebTP0TAaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vYnkvZnJhbmNlc2NhLXBhcmlzP2NhbXBhaWduX2lkPTI5JmVtYz1lZGl0X3VwXzIwMjQwNTIwJmluc3RhbmNlX2lkPTEyMzkwOSZubD10aGUtdXBzaG90JnJlZ2lfaWQ9Nzc2NzQ5NTImc2VnbWVudF9pZD0xNjcyMTEmdGU9MSZ1c2VyX2lkPWFhNDkxZWY3ZjFkOTY0ZTQ5NzlmYjc4NGU3NGUwMWQ3VwNueXRCCmZF02FLZiihWMVSG3RyaXN0cmFtYmFsZHdpbjkwQGdtYWlsLmNvbVgEAAAAAw~~) The Upshot last week updated one of its earliest and most popular projects: the Rent or Buy [calculator](~/AAAAAQA~/RgRoLebTP0TeaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vaW50ZXJhY3RpdmUvMjAyNC91cHNob3QvYnV5LXJlbnQtY2FsY3VsYXRvci5odG1sP2NhbXBhaWduX2lkPTI5JmVtYz1lZGl0X3VwXzIwMjQwNTIwJmluc3RhbmNlX2lkPTEyMzkwOSZubD10aGUtdXBzaG90JnJlZ2lfaWQ9Nzc2NzQ5NTImc2VnbWVudF9pZD0xNjcyMTEmdGU9MSZ1c2VyX2lkPWFhNDkxZWY3ZjFkOTY0ZTQ5NzlmYjc4NGU3NGUwMWQ3VwNueXRCCmZF02FLZiihWMVSG3RyaXN0cmFtYmFsZHdpbjkwQGdtYWlsLmNvbVgEAAAAAw~~). Its lasting popularity is no mystery: All of us make this decision at some point. But it may be even more relevant today, with a changed environment of higher interest rates, than it was when the Upshot [was created a decade ago](~/AAAAAQA~/RgRoLebTP0ThaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vaW50ZXJhY3RpdmUvMjAyNC8wNC8yNy91cHNob3QvdXBzaG90LXRlbi15ZWFycy5odG1sP2NhbXBhaWduX2lkPTI5JmVtYz1lZGl0X3VwXzIwMjQwNTIwJmluc3RhbmNlX2lkPTEyMzkwOSZubD10aGUtdXBzaG90JnJlZ2lfaWQ9Nzc2NzQ5NTImc2VnbWVudF9pZD0xNjcyMTEmdGU9MSZ1c2VyX2lkPWFhNDkxZWY3ZjFkOTY0ZTQ5NzlmYjc4NGU3NGUwMWQ3VwNueXRCCmZF02FLZiihWMVSG3RyaXN0cmFtYmFsZHdpbjkwQGdtYWlsLmNvbVgEAAAAAw~~). The new calculator takes into account the 2017 tax law that affected the mortgage-interest deduction and limited SALT deductions. Here are a couple of other points for longtime calculator fans and new readers alike: - One of the biggest factors in the rent-vs.-buy decision is something we can’t predict: the housing market. Because our math takes into account the full cycle of owning — buying, annual costs and then selling — home price appreciation can vastly change your results. The same house might look like a great financial decision at 8 percent housing value growth, and a bad one at 4 percent. If you’re serious about buying, toggle that slider around, look at the history of home price growth in your area over shorter and longer periods, and go into the process with a range of numbers in your head, not just one. - We fully understand this isn’t just a financial decision. You might want to own a home so that you can paint your walls or grow a garden or DIY to your heart’s content. You might want certainty that your children can stay in their school district. Or you might want to rent because it’s nice never to have to worry about repairs, big or small. Our calculator can’t take any of that into account, but you should. Give the calculator a whirl [here](~/AAAAAQA~/RgRoLebTP0TeaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vaW50ZXJhY3RpdmUvMjAyNC91cHNob3QvYnV5LXJlbnQtY2FsY3VsYXRvci5odG1sP2NhbXBhaWduX2lkPTI5JmVtYz1lZGl0X3VwXzIwMjQwNTIwJmluc3RhbmNlX2lkPTEyMzkwOSZubD10aGUtdXBzaG90JnJlZ2lfaWQ9Nzc2NzQ5NTImc2VnbWVudF9pZD0xNjcyMTEmdGU9MSZ1c2VyX2lkPWFhNDkxZWY3ZjFkOTY0ZTQ5NzlmYjc4NGU3NGUwMWQ3VwNueXRCCmZF02FLZiihWMVSG3RyaXN0cmFtYmFsZHdpbjkwQGdtYWlsLmNvbVgEAAAAAw~~). And don’t forget that you can save and share your results. We hope you’ve enjoyed this newsletter, which is made possible through subscriber support. [Subscribe to The New York Times](~/AAAAAQA~/RgRoLebTP0TWaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vc3Vic2NyaXB0aW9uL2FsbC1hY2Nlc3M_Y2FtcGFpZ25JZD04Skg3TCZjYW1wYWlnbl9pZD0yOSZlbWM9ZWRpdF91cF8yMDI0MDUyMCZpbnN0YW5jZV9pZD0xMjM5MDkmbmw9dGhlLXVwc2hvdCZyZWdpX2lkPTc3Njc0OTUyJnNlZ21lbnRfaWQ9MTY3MjExJnRlPTEmdXNlcl9pZD1hYTQ5MWVmN2YxZDk2NGU0OTc5ZmI3ODRlNzRlMDFkN1cDbnl0QgpmRdNhS2YooVjFUht0cmlzdHJhbWJhbGR3aW45MEBnbWFpbC5jb21YBAAAAAM~)[.](~/AAAAAQA~/RgRoLebTP0TWaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vc3Vic2NyaXB0aW9uL2FsbC1hY2Nlc3M_Y2FtcGFpZ25JZD04Skg3TCZjYW1wYWlnbl9pZD0yOSZlbWM9ZWRpdF91cF8yMDI0MDUyMCZpbnN0YW5jZV9pZD0xMjM5MDkmbmw9dGhlLXVwc2hvdCZyZWdpX2lkPTc3Njc0OTUyJnNlZ21lbnRfaWQ9MTY3MjExJnRlPTEmdXNlcl9pZD1hYTQ5MWVmN2YxZDk2NGU0OTc5ZmI3ODRlNzRlMDFkN1cDbnl0QgpmRdNhS2YooVjFUht0cmlzdHJhbWJhbGR3aW45MEBnbWFpbC5jb21YBAAAAAM~) More From Upshot and Friends [Article Image](~/AAAAAQA~/RgRoLebTP0TaaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vaW50ZXJhY3RpdmUvMjAyNC8wNS8xNy91cHNob3QvZmxhc2hiYWNrLmh0bWw_Y2FtcGFpZ25faWQ9MjkmZW1jPWVkaXRfdXBfMjAyNDA1MjAmaW5zdGFuY2VfaWQ9MTIzOTA5Jm5sPXRoZS11cHNob3QmcmVnaV9pZD03NzY3NDk1MiZzZWdtZW50X2lkPTE2NzIxMSZ0ZT0xJnVzZXJfaWQ9YWE0OTFlZjdmMWQ5NjRlNDk3OWZiNzg0ZTc0ZTAxZDdXA255dEIKZkXTYUtmKKFYxVIbdHJpc3RyYW1iYWxkd2luOTBAZ21haWwuY29tWAQAAAAD) [Flashback: Your Weekly History Quiz, May 18, 2024 Can you sort 8 historical events?](~/AAAAAQA~/RgRoLebTP0TaaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vaW50ZXJhY3RpdmUvMjAyNC8wNS8xNy91cHNob3QvZmxhc2hiYWNrLmh0bWw_Y2FtcGFpZ25faWQ9MjkmZW1jPWVkaXRfdXBfMjAyNDA1MjAmaW5zdGFuY2VfaWQ9MTIzOTA5Jm5sPXRoZS11cHNob3QmcmVnaV9pZD03NzY3NDk1MiZzZWdtZW50X2lkPTE2NzIxMSZ0ZT0xJnVzZXJfaWQ9YWE0OTFlZjdmMWQ5NjRlNDk3OWZiNzg0ZTc0ZTAxZDdXA255dEIKZkXTYUtmKKFYxVIbdHJpc3RyYW1iYWxkd2luOTBAZ21haWwuY29tWAQAAAAD) [[Article Image] Ian Clontz for The New York Times](~/AAAAAQA~/RgRoLebTP4QLAWh0dHBzOi8vd3d3Lm55dGltZXMuY29tLzIwMjQvMDUvMTcvdXBzaG90L3RoZXktc3VwcG9ydGVkLWJpZGVuLWluLTIwMjAtd2hhdC1tYWRlLXRoZW0tY2hhbmdlLXRoZWlyLW1pbmRzLWluLTIwMjQuaHRtbD9jYW1wYWlnbl9pZD0yOSZlbWM9ZWRpdF91cF8yMDI0MDUyMCZpbnN0YW5jZV9pZD0xMjM5MDkmbmw9dGhlLXVwc2hvdCZyZWdpX2lkPTc3Njc0OTUyJnNlZ21lbnRfaWQ9MTY3MjExJnRlPTEmdXNlcl9pZD1hYTQ5MWVmN2YxZDk2NGU0OTc5ZmI3ODRlNzRlMDFkN1cDbnl0QgpmRdNhS2YooVjFUht0cmlzdHJhbWJhbGR3aW45MEBnbWFpbC5jb21YBAAAAAM~) [They Supported Biden in 2020. What Made Them Change Their Minds in 2024? In polls of swing state voters, 14 percent of those who said they voted for President Biden in 2020 said they weren’t backing him now. By Claire Cain Miller, Bianca Pallaro, Ruth Igielnik and Alicia Parlapiano](~/AAAAAQA~/RgRoLebTP4QLAWh0dHBzOi8vd3d3Lm55dGltZXMuY29tLzIwMjQvMDUvMTcvdXBzaG90L3RoZXktc3VwcG9ydGVkLWJpZGVuLWluLTIwMjAtd2hhdC1tYWRlLXRoZW0tY2hhbmdlLXRoZWlyLW1pbmRzLWluLTIwMjQuaHRtbD9jYW1wYWlnbl9pZD0yOSZlbWM9ZWRpdF91cF8yMDI0MDUyMCZpbnN0YW5jZV9pZD0xMjM5MDkmbmw9dGhlLXVwc2hvdCZyZWdpX2lkPTc3Njc0OTUyJnNlZ21lbnRfaWQ9MTY3MjExJnRlPTEmdXNlcl9pZD1hYTQ5MWVmN2YxZDk2NGU0OTc5ZmI3ODRlNzRlMDFkN1cDbnl0QgpmRdNhS2YooVjFUht0cmlzdHJhbWJhbGR3aW45MEBnbWFpbC5jb21YBAAAAAM~) [[Article Image] The New York Times](~/AAAAAQA~/RgRoLebTP0TfaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vMjAyNC8wNC8xNS91cHNob3QvbW9ydGdhZ2UtcmF0ZXMtaG9tZXMtc3R1Y2suaHRtbD9jYW1wYWlnbl9pZD0yOSZlbWM9ZWRpdF91cF8yMDI0MDUyMCZpbnN0YW5jZV9pZD0xMjM5MDkmbmw9dGhlLXVwc2hvdCZyZWdpX2lkPTc3Njc0OTUyJnNlZ21lbnRfaWQ9MTY3MjExJnRlPTEmdXNlcl9pZD1hYTQ5MWVmN2YxZDk2NGU0OTc5ZmI3ODRlNzRlMDFkN1cDbnl0QgpmRdNhS2YooVjFUht0cmlzdHJhbWJhbGR3aW45MEBnbWFpbC5jb21YBAAAAAM~) [A Huge Number of Homeowners Have Mortgage Rates Too Good to Give Up On a scale not seen in decades, many Americans are stuck in homes they would rather leave. By Emily Badger and Francesca Paris](~/AAAAAQA~/RgRoLebTP0TfaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vMjAyNC8wNC8xNS91cHNob3QvbW9ydGdhZ2UtcmF0ZXMtaG9tZXMtc3R1Y2suaHRtbD9jYW1wYWlnbl9pZD0yOSZlbWM9ZWRpdF91cF8yMDI0MDUyMCZpbnN0YW5jZV9pZD0xMjM5MDkmbmw9dGhlLXVwc2hvdCZyZWdpX2lkPTc3Njc0OTUyJnNlZ21lbnRfaWQ9MTY3MjExJnRlPTEmdXNlcl9pZD1hYTQ5MWVmN2YxZDk2NGU0OTc5ZmI3ODRlNzRlMDFkN1cDbnl0QgpmRdNhS2YooVjFUht0cmlzdHJhbWJhbGR3aW45MEBnbWFpbC5jb21YBAAAAAM~) [[Michael and Christy Rogers stand at either end of a long white table. In the foreground are couches, and behind them are floor-to-ceiling windows showing trees and shrubs. ] Mike Belleme for The New York Times](~/AAAAAQA~/RgRoLebTP0TgaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vMjAyNC8wNS8xOS9idXNpbmVzcy9yZW50aW5nLWZvcmV2ZXItaW52ZXN0aW5nLmh0bWw_Y2FtcGFpZ25faWQ9MjkmZW1jPWVkaXRfdXBfMjAyNDA1MjAmaW5zdGFuY2VfaWQ9MTIzOTA5Jm5sPXRoZS11cHNob3QmcmVnaV9pZD03NzY3NDk1MiZzZWdtZW50X2lkPTE2NzIxMSZ0ZT0xJnVzZXJfaWQ9YWE0OTFlZjdmMWQ5NjRlNDk3OWZiNzg0ZTc0ZTAxZDdXA255dEIKZkXTYUtmKKFYxVIbdHJpc3RyYW1iYWxkd2luOTBAZ21haWwuY29tWAQAAAAD) [Renting Forever and Trying to Create a Strong Financial Future Either by choice or because they are priced out of the market, many people plan to never stop renting. Building wealth without home equity requires a different mind-set. By Paulette Perhach](~/AAAAAQA~/RgRoLebTP0TgaHR0cHM6Ly93d3cubnl0aW1lcy5jb20vMjAyNC8wNS8xOS9idXNpbmVzcy9yZW50aW5nLWZvcmV2ZXItaW52ZXN0aW5nLmh0bWw_Y2FtcGFpZ25faWQ9MjkmZW1jPWVkaXRfdXBfMjAyNDA1MjAmaW5zdGFuY2VfaWQ9MTIzOTA5Jm5sPXRoZS11cHNob3QmcmVnaV9pZD03NzY3NDk1MiZzZWdtZW50X2lkPTE2NzIxMSZ0ZT0xJnVzZXJfaWQ9YWE0OTFlZjdmMWQ5NjRlNDk3OWZiNzg0ZTc0ZTAxZDdXA255dEIKZkXTYUtmKKFYxVIbdHJpc3RyYW1iYWxkd2luOTBAZ21haWwuY29tWAQAAAAD) A MESSAGE FROM EXXONMOBIL [Let’s deliver carbon capture for American industry ExxonMobil is working on solutions to reduce carbon emissions in its own operations – like carbon capture – that could help industries in manufacturing, commercial transportation and power generation deliver lower emissions, too. 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