Stay or Move Calculator

This tool compares the estimated full cost of staying in your current home versus moving to a new home over 1, 3, and 5 years. It is built to help frame the conversation about downsizing with real numbers, not to tell anyone what to do. Enter the amounts that apply to you, and the calculator will show both costs side by side, along with the approximate equity selling the home may release.

All figures are estimates based on what you enter. Only the numbers you type are used in the math.

Current house

Cost of staying

Estimated home value ($) What the home might sell for today.

Mortgage balance ($)

Monthly mortgage payment ($ / month)

Annual property taxes ($ / year)

Annual homeowners insurance ($ / year)

HOA fees ($ / month)

Utilities ($ / month)

Lawn / yard service ($ / month, average)

Snow service ($ / month, average) If you pay seasonally, divide into a monthly average.

Average annual maintenance ($ / year)

Expected major repairs ($ / year, average) Average yearly amount for big future items like roof, HVAC, driveway.

Home modification costs ($, one-time total) Changes to make the current home work for you, such as a main-floor bedroom or bathroom.

New home

Cost of moving

Projected purchase price ($)

Down payment ($)

Mortgage ($ / month) Expected monthly payment on the new home's mortgage.

Annual property taxes ($ / year)

Annual homeowners insurance ($ / year)

Condo / HOA fees ($ / month)

Utilities ($ / month)

Annual maintenance ($ / year)

One-time moving expenses ($) Moving company, packing, storage, deposits, and transition costs.

Estimated selling costs ($) Commissions, seller closing costs, and concessions. Used only for the equity estimate below.

Estimated cost to stay vs. estimated cost to move

Horizon	Estimated cost to stay	Estimated cost to move

Approximate equity released from selling

Your summary

What the numbers mean

Cost to stay for N years = (monthly mortgage + HOA + utilities + lawn + snow + taxes divided by 12 + insurance divided by 12 + maintenance + major repairs) times 12 times N, plus one-time home modification costs.

Cost to move for N years = (new mortgage + condo/HOA + utilities + new taxes divided by 12 + new insurance divided by 12 + new maintenance) times 12 times N, plus one-time moving expenses.

Approximate equity released = estimated home value minus mortgage balance minus estimated selling costs.

These numbers are designed to help frame the conversation. Taxes, investment returns, financing and individual circumstances can change the result. They are estimates based only on the figures you entered, not a quote, guarantee, or appraisal.

This tool is for planning and framing a conversation, not financial or legal advice. Talk to a real estate professional, lender, tax professional, and attorney before acting on any numbers here.

How the calculator works

The stay side adds the regular costs of keeping your current home: the mortgage payment, taxes, insurance, HOA, utilities, lawn and snow service, plus an average allowance for maintenance and expected major repairs. A one-time home modification cost is added if you are weighing changes to make the house work for you.

The move side adds the regular costs of the new home: the new mortgage, taxes, insurance, condo or HOA fees, utilities, and maintenance, plus the one-time moving expenses. Both sides are shown over 1, 3, and 5 years so the conversation covers the near term and the longer view.

Want someone to look at your numbers?

This calculator is one way to frame the conversation. Marc is happy to walk through your specific situation and help you compare staying, modifying, or moving without pressure.

Call Marc at (301) 660-6272 or reach out through the contact page.

Written and reviewed by Marc Cormier, Realtor and Seniors Real Estate Specialist (SRES)

Last updated: September 9, 2026