.

This calculator is completely free to use and comes with only one request:

.

Housing - true cost of ownership calculatorIf you use this spreadsheet in connection with a for-profit blog or article, please

.

BETA 1.5 - This means don't bet your life on the result..yetcredit: http://www.submedian.blogspot.com

.

.

Rows in GREEN are things you can change. Everything else you should leave alone.

.

.

Cost of Ownership

.

Original Cost of House679,000.00Do you want to edit this speadsheet? Click on "edit spreadsheet" at the bottom.

.

Down payment67,000.00You still won't be able to edit yet, but don't worry, just go up to "File" at the top and then

.

Loan Amount612,000.00click on "Copy Spreadsheet". You should be able to edit the copied spreadsheet.

.

Interest Rate6.00

.

Loan Term (years)30

.

Number of periods in year12

.

Periodic rate0.01

.

Number of months in loan360.00

.

Discount rate top5.02

.

Discount rate bottom0.03

.

Discount Rate total166.79

.

Mortgage payment$3,669.25

.

time period owned (months)60

.

Annual Property Tax (1.141%)$7,706.65

.

Monthly Property Tax$642.22Monthly Mortgage+Property Tax$4,311.47

.

Total Property tax paid during own$38,533.25

.

Total mtg pmts made during ownership$220,154.95

.

Total interest paid during ownership-$177,647.62

.

Tax Deductible total interest paid-$177,647.62<<<<<<Only the interest on the first million of debt is tax deductible.

.

Equity in house$42,507.34

.

Loan Balance$569,492.66If you want to find sale price by looking at % of change use this:

.

If annual appreciation is2.50%

.

Sale Price$768,226.18then total appreciation is13.14%

.

% of change in price13.14%Which means final price is:$768,226.18

.

Annual % of change in price2.63%

.

.

Deductible Expenses (Interest and Property Tax)

.

Total interest paid$177,647.62

.

Total interest that is deductible$177,647.62

.

Interest that is not deductible$0.00

.

Interest paid annually$35,529.52

.

Annual property tax$7706.65

.

Total deductible expenses$43,236.17

.

Tax Bracket44.30%<<<<<<<35% AMT + 9.3% State tax

.

Annual tax savings$19,153.62

.

Total Tax Savings$95,768.12Monthly Tax Savings$1,596.14

.

.

Expenses

.

Renovation and Maintenance %1.00%<<<<<<% of housing cost you expect to spend on renovation and maintenance, current opinion ranges from 1- 4%.

.

Homeowners Insurance %0.46%<<<<<<% of housing cost spent on insurance. Be careful with this one, there is a fair amount of range here

.

Monthly HOA$0.00

.

Total HOA$0.00

.

Total Mortgage Payments$220,154.95

.

Homeowners Insurance (.46%)$15,617.00>>>>>>>Monthly homeowners ins.$260.28

.

Renovation & Maintenance $33,950.00>>>>>>>Monthly renovation & maint$565.83

.

Property Tax$38,533.25Monthly Property Tax$642.22

.

Closing costs % on purchase2.00%<<<<<<Typically between 2-7%

.

Purchase costs$13,580.00

.

Realtor selling commission5.00%<<<<<<Typically between 5-7%

.

Selling Costs$38,411.31

.

Enter 1 if you are single, 2 if married2<<<<<<Capital gains calculator

.

Capital gains exclusion$500,000.00

.

Capital Gains cost basis$3,284.87

.

Capital Gains Taxes$0.00<<<<<<Total capital gains taxes

.

Total Expenses$360,246.51

.

Monthly out of pocket (pre-tax savings)$5,137.59

.

out of pocket expenses (- tax savings)$212,487.08>>>>>>Monthly out of pocket$3,541.45

.

.

Gain/loss on ownership-$132,744.87>>>>>>>Monthly gain/loss-$2,212.41

.

^Sale Price minus Loan Balance minus Total Expenses minus down payment plus Tax Savings

.

.

Cost of Renting

.

Equivalent Rent$3,000.00

.

Annual increase in rent1.50%<<<<<<<In SF most rentals are subject to rent control (if built before 1979). Increase is limited to 50% of CPI, which this year is 1.5%

.

Rent Deposit$1,800.00

.

Total Rent Paid $185,481.61

.

Deposit plus compound interest @ (C79)%$2,297.31<<<<<<<This is the TOTAL of the deposit PLUS interest

.

Total Rent Expense$187,778.92

.

.

Rent "Income"

.

Down payment invested$67,000.00

.

Annual Appreciation of investments5.00%<<<<<<<This number will be used to determine appreciation of rental deposit (C72), down payment (C78), and savings (C84).

.

Total at end of period$85,510.86

.

Net profit from down payment$18,510.86

.

.

Monthly contribution to investment$541.45<<<<<<Note: This # assumes you are going to invest the monthly difference between renting and owning.

.

Total savings w/ same appreciation $36,821.98Most people, including myself, do not have this kind of discipline. So you might want to adjust this number accordingly.

.

You may also be taxed on the profits from these investments. See note below*

.

Total Rental Income$55,332.85

.

.

Gain/Loss on renting-$132,446.07>>>>>>>Monthly gain/loss-$2,207.43

.

.

Own Vs. Rent Difference-$298.81<<<<<<<If this number is positive, Owning is cheaper. If number is negative, Renting is cheaper.

.

.

Difference per month-$4.98

.

.

All contents (c) 2007 Submedian.blogspot.com and All rights reserved. If that's even fricking possible. If not, then whatever.

.

.

* NOTE: Profits from investments on the rental side (See Rent "Income" section) are usually going to be taxable under capital gains (although not always - it depends on the investment!). So why are these capital gains taxes not factored in to this spreadsheet? This is a tough question, and I'll try and answer as best as I can. Basically, when you sell a house you own, you are obligated to pay the taxes on any capital gains above and beyond your capital gains exclusion. However, there is no similar obligation to sell or liquidate an investment on the rent side. As long as one does not sell or exchange the capital asset there are no taxes, and they are free to reap the benefits of compound investing. Also with some investments, such as an IRA, they can even eventually retrieve the money with zero or greatly reduced taxes upon retirement, or in the case of a Roth IRA, even roll over some of the money into a down payment or college education! So to properly calculate the tax impact on the rental side, I am oblilgated to a) force the sale or exchange of an investment, which diminshes it's future value and b) forced to evaluate how the money was invested. From my perspective, I am not inclined to force any sales or exchanges, and evaluating the multitude of investment strategies is beyond the scope of this calculator. So the burden is on the user to determine what their investment strategy is, and what the implications are from a tax perspective.