Resale Breakeven Calculator
Between closing costs on the buy side, agent commissions on the sell side, and maintenance in between, most homeowners need years of appreciation just to break even. This calculator shows you exactly how long.
Inputs
You break even after
3 years
Strong breakeven. Appreciation and equity buildup cover transaction costs quickly.
Down Payment $70,000
Buyer Closing Costs $10,500
Total Cash Needed to Buy $80,500
True Cost of Selling
Agent Commissions (5%) $19,123
Title & Transfer (0.5%) $1,912
Staging & Repairs (est.) $5,000
Other Fees (0.5%) $1,912
Total Selling Cost $27,947
Year-by-Year Equity Buildup
Year Home Value Mortgage Balance Gross Equity Sell Costs Net Proceeds
1 $360,500 $276,870 $83,630 $21,630 $62,000
2 $371,315 $273,531 $97,784 $22,279 $75,505
3 $382,454 $269,968 $112,486 $22,947 $89,539
4 $393,928 $266,167 $127,761 $23,636 $104,126
5 $405,746 $262,111 $143,635 $24,345 $119,290
6 $417,918 $257,783 $160,135 $25,075 $135,060
7 $430,456 $253,165 $177,290 $25,827 $151,463
8 $443,370 $248,239 $195,131 $26,602 $168,529
9 $456,671 $242,982 $213,689 $27,400 $186,288
10 $470,371 $237,373 $232,998 $28,222 $204,775
11 $484,482 $231,389 $253,093 $29,069 $224,024
12 $499,016 $225,004 $274,013 $29,941 $244,072
13 $513,987 $218,191 $295,796 $30,839 $264,957
14 $529,406 $210,922 $318,485 $31,764 $286,720
15 $545,289 $203,166 $342,123 $32,717 $309,406
This calculator is for educational purposes only. Actual costs vary by market, lender, and local regulations. Does not account for tax benefits, investment returns on rent savings, or inflation adjustments. Selling costs are estimates.
Default mortgage rate sourced from FRED (Freddie Mac Primary Mortgage Market Survey).