Coquitlam Rent vs Buy Calculator
Should you buy in Coquitlam — or keep renting? The honest break-even math.
This calculator compares your 10-year wealth outcome under two scenarios: (a) buy now in Coquitlam, or (b) keep renting and invest the down payment. Every assumption is named. Opportunity cost is included. The winner is whichever scenario leaves you with more net worth at the end of your time horizon.
Your Inputs
Buy scenario vs. rent scenario
Numbers update instantly.
Coquitlam 2BR median
Tax-deferred (RRSP/TFSA) 60/40 portfolio
Assumes transaction costs (5% sale on buy-side), and no moving / rental broker costs on rent-side. Tax treatment simplified — talk to an accountant for your specific situation.
Why the break-even year matters
Rent vs buy isn't a moral question — it's a time-horizon question
If you're going to live in a place for under 5 years in most 2026 Coquitlam scenarios, renting usually wins when you account for transaction costs on the sale side and the opportunity cost of the down payment. If you're going to live there 8+ years, buying usually wins — mortgage paydown, home appreciation, and the locked-in housing cost compound faster than an equity portfolio on the rental's equivalent capital.
The danger zone is the 5–7 year window, where the answer flips based on small assumption changes. A 50 bps change in either appreciation or investment return can move break-even by 2+ years. That's why this calculator lets you adjust every assumption — you're not stuck with someone else's defaults.
The other thing most rent-vs-buy calculators hide: forced savings. Renters say they'll invest the difference. Most don't. If you're the kind of person who will actually invest the surplus every month, rent-and-invest is competitive. If you're not — buying is a commitment device that forces saving through mortgage principal paydown.
The break-even year is what matters. Before break-even, rent. After break-even, own. The only real question is: how long will you actually stay?
— Craig Johnston, Coquitlam REALTOR®
Reading the results
What each output means
Break-even year
The year at which cumulative net wealth from buying exceeds cumulative net wealth from renting + investing. If it's less than your time horizon, buying wins by the end.
Net wealth (buy side)
Home equity (appreciated home value − mortgage balance − 5% transaction cost if you sold) − all carrying costs paid over the horizon.
Net wealth (rent side)
Compounded investment portfolio (initial down payment + closing costs + monthly surplus) − total rent paid over the horizon.
Renter's monthly surplus
If renting is cheaper than owning in year 1, the difference is treated as invested at your investment-return rate. This is the honest apples-to-apples comparison.
Wealth trajectory chart
Year-by-year net wealth for both scenarios. The point where the gold bar overtakes the brown bar is your break-even.
Transaction cost (5%)
Applied to the buy side if you sold at the horizon — realtor commissions, legal, staging, moving. Keeps the comparison conservative.
How I actually work with you
A five-step process built around clarity, strategy, and no-surprise execution — whether you're buying your first home or selling a property you've owned for twenty years.
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01
Evaluate — where you actually stand
We start with a real conversation about your goals, timeline, and numbers. I'll pull current comps, assess your buying power or home's true market value, and tell you exactly what the data says — not what you want to hear.
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02
Strategize — a plan built for your situation
I build a written strategy around your priorities: target neighbourhoods, pricing strategy, timeline, financing structure, and the trade-offs at each decision point. Every recommendation comes with a reason.
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03
Prepare — listings, offers, and due diligence
For sellers: pre-list prep, staging direction, pro photography, and a pricing framework that draws interest without leaving money on the table. For buyers: offer structure, subject clauses, and the due-diligence checklist for every property that matters.
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04
Negotiate — protecting your position
This is where experience pays for itself. I negotiate price, terms, subjects, deposit, completion dates, and the small details that don't show up in listings but decide whether a deal closes well or falls apart.
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05
Close — and stay with you after
From subject removal through completion and possession, I coordinate with lawyers, lenders, inspectors, and trades so nothing drops. After closing, I stay in your corner for everything from tax-assessment appeals to the next move.
FAQ
Rent vs buy, answered
What's a realistic Coquitlam appreciation rate?
Long-run (20-year) Tri-Cities home appreciation has averaged 5–6% annually. Short windows vary widely — the 2022–2024 correction saw prices flat-to-down before resuming. 5% is a reasonable mid-case default; stress-test at 3% and 7% to see how sensitive your answer is.
What investment return should I use?
A diversified 60/40 portfolio has historically returned ~6% nominal. If you're in an aggressive 100% equity portfolio inside RRSP/TFSA, you might use 7%. Be honest about what you'd actually hold — not what the index says.
Why 5% for transaction costs on the sale side?
Coquitlam realtor commissions ~3.5–5%, plus legal ($1,500), staging ($2K–$5K), and moving ($2K–$5K). 5% of sale price is a fair round number for most detached homes. For condos it's closer to 4%.
Does this include mortgage interest tax deduction?
No — in Canada, primary residence mortgage interest is not tax-deductible (unlike the US). The calculator doesn't apply a deduction that doesn't exist here. If you're investing in a rental property, the math is different — talk to an accountant.
What if I think Coquitlam prices will stagnate?
Set appreciation to 0% or 1% and watch what happens. In a zero-appreciation world, buying still wins eventually via mortgage principal paydown and rent inflation — just much later (year 10+). Try it.
Should I count property tax escalation?
The calculator holds property tax flat in nominal dollars, which is slightly conservative toward owning. Real property tax rises ~2–3% annually in BC. Adjustment is small relative to the other inputs.
Ready to run the math?
The calculator answers the math. I answer the "what now."
If your break-even is 4 years and you're planning 10, the question is which Coquitlam neighbourhood fits your budget and lifestyle. If your break-even is 8 and you're planning 5, the question is what a 3-year plan looks like. Either way — I can help you think it through.
Continue Reading
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