Rent vs buy in Waltham, MA
In Waltham, Massachusetts, the typical rent is $2,930 /mo and the typical home costs $807,438.
Renting comes out ahead by $61k over 7 years
These figures use Waltham's typical rent and home value, plus 20% down and today's mortgage rate. The break-even point is year 12.
This opinion is clearly labeled and includes the math. The figures are estimates, not quotes. The stamp updates when you change a number.
- Renting leads by
- $61k after 7 years
- Break-even point
- year 12 when owning catches up
- Actual cost of owning
- $6,746 /mo year 1, against $2,930 rent
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Is renting or buying cheaper in Waltham?
Across 7 years, renting costs $61,361 less after counting the money returned when you sell. For the first 11 years, renting costs less. In year 12, owning catches up.
Renting. Owning. Net cost by year so far.
Average rent compared with the mortgage payment in Waltham
At Waltham's typical price, here's every monthly cost for year 1, including more than rent and the mortgage.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $2,930 | All of it, every month |
| Mortgage payment | $4,402 | $3,880 of it is interest in year 1 |
| Property tax | $431 | 0.64% of the value a year |
| Insurance | $114 | Census median for the city |
| Upkeep | $673 | 1% of the value a year |
| Owning, cash out | $5,620 | $522 of it builds equity |
| Lost return on the down payment | $1,312 | What the cash would earn per year at 8.3% |
| Buying costs, spread out | $336 | 3.5% of the price over 7 years |
| True cost of owning | $6,746 | Cash paid out, minus the equity portion, plus the two lines above |
The figures behind Waltham's result
- Typical home valueZillow ZHVI, September 2026
- $807,438
- Typical rentZillow ZORI, September 2026
- $2,930 /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, Massachusetts, 1995 to 2025
- 5.1% 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, Waltham
- 0.64% of value
- Home insuranceCensus ACS 2020-2024, Waltham
- $114 /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 flip the outcome in Waltham?
Each line identifies where Waltham's 7-year verdict changes, with all other factors kept as they are.
Renting comes out ahead when
- Our calculation uses 5.1%, Massachusetts's long-run rate, with home prices growing slower than 6.0% a year.
- The mortgage rate remains above 5.89%.
- For a home like this, rent is less than $3,590 a month (the typical rate here is $2,930).
- Moving happens before year 12.
When buying wins
- Home prices rise by more than 6.0% a year.
- You secure a mortgage rate under 5.89% (today's is 7.24%).
- The monthly rent for the same home would exceed $3,590.
- You remain in the home for at least 12 years.
How Waltham compares with the other 812 cities
| Measure | Waltham | Median city |
|---|---|---|
| Typical home value | $807,438 | $422,451 |
| Typical rent | $2,930 /mo | $1,837 /mo |
| Price-to-rent ratio | 23.0 (#209 of 813) | 18.5 |
| Home prices, last 10 years | 4.8% a year | 6.2% a year |
| Rents, last 5 years | 4.2% a year | 4% a year |
| Property tax | 0.64% | 0.87% |
| Households that rent | 50% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
More cities in Massachusetts
- Rent. Boston, MA. Renting saves $10k.
- Rent. Worcester, MA. Renting saves $8k.
- Buy. Springfield, MA. Buying saves $18k.
- Rent. Cambridge, MA. Renting saves $83k.
- Rent. Lowell, MA. Renting saves $9k.
- Rent. Brockton, MA. Renting saves $19k.
- Rent. Lynn, MA. Renting saves $45k.
- Rent. Quincy, MA. Renting saves $51k.
- Rent. New Bedford, MA. Renting saves $40k.
- Rent. Fall River, MA. Renting saves $29k.
- Rent. Newton, MA. Renting saves $317k.
- Toss-up. Lawrence, MA. Renting is ahead by $2k.