> This calculator[1] factors everything you listed, and the math doesn't work out for the hottest housing markets
That's a great calculator; I remember using it like a decade ago. And while it includes all factors they listed there are a few it doesn't:
1. If interest rates go down, you can refinance, but if they go up, the inflation and appreciation values likely will as well, but your rate is fixed, for (up to) 30 yrs (!!)
2. It's relatively easy to make improvements while you live there (and capture increased value when you leave)
3. The calculator assumes that the down payment and cost difference vs renting would be invested, which is fine but ignores psychological realities that prevent this more often than not
Also:
> The best hedge is to also "invest" in something that has value to you. Like bricks / house.
The suggestion was mentioned as a 'hedge'. The point being: you don't know what the values entered into the calculator will really end up being. Having some costs locked in can help with concerns around cash flow (and shelter costs are usually a significant percentage of costs overall). It's an "also 'invest'" strategy, so there's a whole lot not included in the calculator here as well
That's a great calculator; I remember using it like a decade ago. And while it includes all factors they listed there are a few it doesn't:
1. If interest rates go down, you can refinance, but if they go up, the inflation and appreciation values likely will as well, but your rate is fixed, for (up to) 30 yrs (!!)
2. It's relatively easy to make improvements while you live there (and capture increased value when you leave)
3. The calculator assumes that the down payment and cost difference vs renting would be invested, which is fine but ignores psychological realities that prevent this more often than not
Also:
> The best hedge is to also "invest" in something that has value to you. Like bricks / house.
The suggestion was mentioned as a 'hedge'. The point being: you don't know what the values entered into the calculator will really end up being. Having some costs locked in can help with concerns around cash flow (and shelter costs are usually a significant percentage of costs overall). It's an "also 'invest'" strategy, so there's a whole lot not included in the calculator here as well