Rent vs buy in Carson, NV
In Carson, Nevada, typical rent is $2,126 /mo and a typical home is $500,511.
Renting comes out ahead by $30k over 7 years
The calculation assumes Carson's typical rent and home value, a 20% down payment and today's mortgage rate. The break-even point occurs in year 11.
An opinion with a clear label and the math shown. These figures are estimates, not quotes. The stamp changes whenever a number changes.
- Amount by which renting leads
- $30k after 7 years
- Break-even point
- year 11 when owning catches up
- Full cost of owning
- $4,096 /mo year 1, against $2,126 rent
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In Carson, does renting or buying cost less?
After 7 years, renting saves $29,828, including the money returned to you when you sell. For the first 10 years, renting costs less. By year 11, owning has caught up.
Renting. Owning. Net cost by year so far.
Carson average rent compared with mortgage payment
Rent and the mortgage don't tell the whole story. Here are all monthly costs for year 1 at Carson's typical price.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $2,126 | All of it, every month |
| Mortgage payment | $2,729 | $2,405 of it is interest in year 1 |
| Property tax | $171 | 0.41% of the value a year |
| Insurance | $81 | Census median for the city |
| Upkeep | $417 | 1% of the value a year |
| Owning, cash out | $3,398 | $324 of it builds equity |
| Lost return on the down payment | $814 | The amount the cash would earn each year at 8.3% |
| Buying costs, spread out | $209 | 3.5% of the price over 7 years |
| True cost of owning | $4,096 | Cash out, with the equity part removed and both lines above added |
The Carson verdict numbers
- Typical home valueZillow ZHVI, September 2026
- $500,511
- Typical rentZillow ZORI, September 2026
- $2,126 /mo
- Down payment20% avoids private mortgage insurance, which the engine does not model
- 20%
- Mortgage rateFreddie Mac Primary Mortgage Market Survey (FRED MORTGAGE30US)
- 7.24%
- Home price growthFHFA house price index, Nevada, 1995 to 2025
- 4.4% a year
- Rent growthCPI rent of primary residence, yearly growth 2006 to 2026
- 3.5% a year
- Return on savings60% S&P 500 with dividends and 40% 10-year Treasuries, rebalanced yearly, 1928 to 2025
- 8.3% a year
- Property taxCensus ACS 2020-2024, Carson
- 0.41% of value
- Home insuranceCensus ACS 2020-2024, Carson
- $81 /mo
- MaintenanceFannie Mae, low end of 1% to 4%
- 1% of value a year
- Buying costsFreddie Mac, middle of 2% to 5%
- 3.5% of price
- Selling costsAgent commission plus closing costs
- 6% of price
What would change the result in Carson?
Every line shows where the 7-year result for Carson changes, while all other factors remain the same.
Renting is cheaper when
- Home prices rise by less than 5.1% each year, using 4.4%, which is Nevada's long-run rate.
- A mortgage rate above 6.18% stays in place.
- A similar home rents for under $2,450 a month, compared with the typical $2,126 here.
- Before year 11, you move.
Buying is cheaper when
- Home prices increase by more than 5.1% each year.
- You lock a rate below 6.18% for the mortgage; today's rate is 7.24%.
- That same home would cost more than $2,450 monthly to rent.
- You remain there for 11 years or more.
How Carson compares with the other 812 cities
| Measure | Carson | Median city |
|---|---|---|
| Typical home value | $500,511 | $422,451 |
| Typical rent | $2,126 /mo | $1,837 /mo |
| Price-to-rent ratio | 19.6 (#351 of 813) | 18.5 |
| Home prices, last 10 years | 6.9% a year | 6.2% a year |
| Property tax | 0.41% | 0.87% |
| Households that rent | 38% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
Other Nevada cities
- Rent. In Las Vegas, NV, renting comes out $35k ahead.
- Rent. Renting comes out $56k ahead in Henderson, NV.
- Rent. Renting leads by $11k in North Las Vegas, NV.
- Rent. In Reno, NV, renting wins by $74k.
- Rent. In Sparks, NV, renting wins by $46k.