# Coquitlam Rent vs Buy Calculator — Break-Even Math > Free Coquitlam rent vs buy calculator. The real break-even year, opportunity cost of down payment, and 10-year wealth comparison. Built by a Coquitlam realtor… **Source:** https://soldbycraig.ca/coquitlam-rent-vs-buy-calculator/ **Author:** Craig Johnston, REALTOR® (BC Licence V99960) · The MACNABS · Royal LePage Elite West **Site:** https://soldbycraig.ca --- Coquitlam Rent vs Buy Calculator ## Should you buy in Coquitlam — or keep renting? The honest break-even math. Updated May 5, 2026 · Craig Johnston, REALTOR® · Coquitlam --- 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. [Run the calculator](#calc)[Talk to Craig — free 20 min](https://soldbycraig.ca/book-a-strategy-call-with-craig-johnston/) 4–7yr Typical break-even 5.0% LT home appreciation 3.5% Coquitlam rent growth 6.0% Default investment return 2.0% Annual maintenance 1% Ranked Top 1% Team Member — Greater Vancouver REALTORS® 2% Nationwide Top 2% Team Member — Royal LePage nationwide 44 Local Lived in the Tri-Cities 47+ years ★ Team The MACNABS Quick Answer Should you buy in Coquitlam — or keep renting? The honest break-even math. Free Coquitlam rent vs buy calculator. The real break-even year, opportunity cost of down payment, and 10-year wealth comparison. Built by a Coquitlam realtor… **Craig Johnston, Top 1% Team Member — Greater Vancouver REALTORS®** and 47+ year Tri-Cities resident, can walk you through the local context. Free Strategy Call ends with a written one-page plan in 24 hours. Also read [Burke vs Heritage Mountain](/burke-mountain-vs-heritage-mountain/) [Coquitlam vs Port Moody](/coquitlam-vs-port-moody/) [Neighbourhood hub](/coquitlam-neighbourhood-resource-hub/) [Book a Strategy Call with Craig](/book-a-strategy-call-with-craig-johnston/) Your Inputs ## Buy scenario vs. rent scenario Numbers update instantly. If you buy Purchase price Down payment % Mortgage rate (%) Amortization (yrs)15202530 Annual property tax ($) Monthly strata ($) Annual maintenance (% of home) Home appreciation (% /yr) If you rent Current monthly rent ($) Coquitlam 2BR median Rent growth (% /yr) Investment return on equivalent capital (% /yr) Tax-deferred (RRSP/TFSA) 60/40 portfolio Time horizon (yrs) Break-Even Year — The year buying wealth overtakes renting wealth — Buy — net wealth at year 10$0 Rent — net wealth at year 10$0 Difference$0 Wealth Trajectory Buy Rent + invest Year 1 Cash Snapshot Monthly mortgage payment$0 Buy total monthly carrying cost$0 Rent monthly$0 Renter's monthly surplus (invested)$0 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. [Walk through this with Craig](https://soldbycraig.ca/book-a-strategy-call-with-craig-johnston/) 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. 1. 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. 2. 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. 3. 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. 4. 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. 5. 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. [Book a Strategy Call →](/book-a-strategy-call-with-craig-johnston/) 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. [Book 20-min strategy call](/book-a-strategy-call-with-craig-johnston/) [Mortgage calculator](https://soldbycraig.ca/coquitlam-mortgage-calculator/) [Affordability calculator](https://soldbycraig.ca/coquitlam-home-affordability-calculator/) Continue Reading ## Related buyer guides [### Buying vs renting (full guide) The long-form article version with more Tri-Cities context.](https://soldbycraig.ca/buying-vs-renting-in-coquitlam/) [### Is now a good time to buy? Reading the rate / inventory / price-trajectory tea leaves.](https://soldbycraig.ca/is-now-a-good-time-to-buy-in-coquitlam/) [### Mortgage calculator Stress test, PTT, CMHC, and the real monthly payment.](https://soldbycraig.ca/coquitlam-mortgage-calculator/) [### Home affordability calculator Income-first math — what Coquitlam lenders will actually approve.](https://soldbycraig.ca/coquitlam-home-affordability-calculator/) [### First-time buyer case study A real Coquitlam FTB story with every number named.](https://soldbycraig.ca/coquitlam-first-time-buyer-case-study/) [### Buyer Resource Hub The complete index of every buyer guide on the site.](https://soldbycraig.ca/coquitlam-buyer-resource-hub/) Run the numbers — then talk to Craig. [Book Call](https://soldbycraig.ca/book-a-strategy-call-with-craig-johnston/) Authority Sources & Local Resources ## Verify everything — the sources behind this page Every claim on this site is checkable against a government, regulator, school district, or independent authority. Cross-reference anything — if a number here ever drifts from the source, the source wins. Municipal & Transit - [City of Coquitlam — municipal services, bylaws, permits ↗](https://www.coquitlam.ca/) - [City of Port Moody — municipal services ↗](https://www.portmoody.ca/) - [City of Port Coquitlam — municipal services ↗](https://www.portcoquitlam.ca/) - [TransLink — SkyTrain, West Coast Express, bus schedules ↗](https://www.translink.ca/) Health - [Fraser Health — regional health authority ↗](https://www.fraserhealth.ca/) - [Eagle Ridge Hospital — Port Moody ↗](https://www.fraserhealth.ca/Service-Directory/Locations/Tri-Cities/eagle-ridge-hospital) Schools - [SD43 — Coquitlam School District ↗](https://www.sd43.bc.ca/) - [Fraser Institute — BC school report cards ↗](https://www.fraserinstitute.org/school-performance) Parks & Outdoors - [BC Parks — provincial park system ↗](https://bcparks.ca/) - [Coquitlam Crunch — City of Coquitlam trail ↗](https://www.coquitlam.ca/1129/Coquitlam-Crunch) - [Pinecone Burke Provincial Park ↗](https://bcparks.ca/pinecone-burke-park/) - [Belcarra Regional Park — Metro Vancouver ↗](https://metrovancouver.org/services/parks/parks-greenways-reserves/belcarra-regional-park) Real Estate Authorities - [Greater Vancouver REALTORS® — monthly market reports ↗](https://www.gvrealtors.ca/market-watch/monthly-market-report.html) - [BC Assessment — property values & search ↗](https://www.bcassessment.ca/) - [BC Financial Services Authority — real estate regulator ↗](https://www.bcfsa.ca/) Local Lifestyle - [Coquitlam Centre — regional shopping ↗](https://coquitlamcentre.com/) - [Brewers Row — Port Moody brewery district ↗](https://www.portmoody.ca/en/discover/brewers-row.aspx) External links open in a new tab. I'm not affiliated with these organizations — they are cited as independent authorities. Any time a number on this page differs from the authority, the authority wins. ★Top 1% Team Member — Greater Vancouver REALTORS® ![Medallion Club Member — Greater Vancouver REALTORS®](/assets/medallion-club-badge-60.png)Medallion Club Team Member President’s Club Team Member 47+ Years in the Tri-Cities ## What Coquitlam clients actually say after working with Craig Real reviews pulled from Google. No paid placements. No curated-only-positives. Every client below closed with Craig — most sold over asking, several within a week. ★★★★★ “Craig sold my property in just 6 days. After receiving one offer, he quickly reconnected with all the other REALTORS® who had viewed the property, and before I knew it, we had multiple offers — all over asking price. Craig didn’t stop there; he negotiated even better terms for me.” Heather Fox Sold with Craig · Over asking, 6 days ★★★★★ “We worked with Craig on three real estate transactions. In all cases he was extremely professional and efficient. In the case of the two sales, both houses were sold for over asking and within the one week of going on market. Craig analyzed the market accurately and advised on a selling price that was fair and saleable.” Ann English 3 transactions · 2 sold over asking in a week ★★★★★ “Craig recently sold my townhouse in West Vancouver in less than 6 days for over asking price. Craig is one of the most prolific and highly motivated REALTORS® I have seen in the Realty business, and I have extensive experience buying and selling properties of all sorts.” Riverplate Equities West Vancouver townhouse · Over asking, 6 days ★★★★★ “We consider ourselves lucky to be able to work with Craig over the last 5 years, over multiple transactions. He is a professional who is guided by integrity, honesty, and punctuality. Craig is a seasoned and well-informed realtor who will be a great asset on any real estate journey.” Jaeyoung Joo Google Local Guide · 5 years, multiple transactions ★★★★★ “As first-time home buyers, we had a myriad of concerns. Craig immediately put us at ease by taking the time to address each of our questions thoroughly and patiently. At no point did I feel pressured or rushed into making a decision. Instead, Craig empowered us with all the facts and options.” Jeff Kwok First-time buyers ★★★★★ “One of the most dedicated and professional REALTORS® I’ve encountered. No matter the value of the property, Craig puts great care into preparing high-quality marketing content. With his in-depth knowledge of the Coquitlam area, I highly recommend Craig to anyone looking to buy or sell.” Allan Liang Coquitlam specialist ★★★★★ “His creativity, top-notch communication skills, and a solid plan were instrumental in selling high and buying low. His foresight in negotiation skills, predicting outcomes before they happened, truly set him apart. A remarkable professional who exceeded expectations.” Matdori Google Local Guide · Sold high, bought low ★★★★★ “Craig absolutely delivered on his promise of selling my condo, exceeding my expectations. A++ communications and he kept me informed and educated every single step of the way. Rock solid performance and a very quick above asking sale, I am beyond grateful.” Rich & Andrew Condo sold over asking ★★★★★ “We were referred to Craig by a friend and knew from day one we were in great hands. The marketing was outstanding — we received seven offers, and Craig held firm on our priorities. When we re-listed in January, it sold in three days at the price we wanted, and he went on to find us an off-market buy in Vernon.” Jim Turnbull 7 offers · Sold at target price · Off-market buy in Vernon [Read the Google reviews →](https://www.google.com/search?q=craig+johnston+macnabs+coquitlam+reviews) Talk to Craig directly [604-202-6092](tel:+16042026092) [Craig@SoldByCraig.ca](mailto:Craig@SoldByCraig.ca) · Coquitlam, BC [Start with a free Equity Map](/home-evaluation/) [Book a Strategy Call](/book-a-strategy-call-with-craig-johnston/) More on Buying in Coquitlam ## Keep Digging Craig writes the Tri-Cities coverage most REALTORS® won't. Every page below is built on the same ground-truth data and the same negotiation playbook Craig uses for every client. [**Buying in Coquitlam hub** →](/coquitlam-buyer-resource-hub/) [Coquitlam buyer resource hub](/coquitlam-buyer-resource-hub/) [Buying a property](/buying-a-property/) [Buying a condo](/buying-a-condo-in-coquitlam/) [Buying a townhome](/buying-a-townhome-in-coquitlam/) [Buying vs renting](/buying-vs-renting-in-coquitlam/) [Coquitlam buyer timeline](/coquitlam-buyer-timeline/) [Coquitlam closing costs](/coquitlam-closing-costs-guide/) [First-time buyer case study](/coquitlam-first-time-buyer-case-study/) In this topic cluster · market data & tools Keep reading in the market data & tools cluster - [Strata fees explained](https://soldbycraig.ca/what-are-strata-fees-in-coquitlam/) - [Home value trends](https://soldbycraig.ca/coquitlam-home-value-trends/) - [Coquitlam townhomes for sale](https://soldbycraig.ca/coquitlam-townhomes-for-sale/) Or see the full library at [the market data & tools section of the resource hub](https://soldbycraig.ca/coquitlam-real-estate-resource-hub/#market). [Book a Strategy Call](/book-a-strategy-call-with-craig-johnston/) [Home Eval](/home-evaluation/) More Tri-Cities guides ### Explore the neighbourhoods connected to this page - [→ Maillardville (Coquitlam) guide](/maillardville-coquitlam-guide/) - [→ Eagle Ridge (Coquitlam) guide](/eagle-ridge-coquitlam-deep-dive/) - [→ Ranch Park (Coquitlam) guide](/ranch-park-coquitlam-guide/) - [→ Anmore estate homes & acreage](/anmore-estate-homes-acreage-guide/) - [→ Best luxury REALTOR® in Coquitlam](/best-luxury-realtor-coquitlam/) - [→ Port Moody first-time buyer guide](/port-moody-first-time-buyer-guide/) Tri-Cities monthly ## Get the honest Tri-Cities market read, monthly. June 2026 Coquitlam detached HPI is $1,649,000, -4.8% YoY. What that means for your buy or sell decision — without the salesy fluff. One email per month. Unsubscribe anytime. No spam, no listings flood, no marketing automation games. Genuine monthly update from a 47+ year Tri-Cities resident. Best REALTOR® by area ## A specialist for your specific Tri-Cities city or neighbourhood. [Coquitlam](/best-realtor-in-coquitlam/) [Burke Mountain](/best-realtor-in-burke-mountain/) [Westwood Plateau](/best-realtor-in-westwood-plateau/) [Heritage Mountain](/best-realtor-in-heritage-mountain/) [Port Moody](/best-realtor-in-port-moody/) [Port Coquitlam](/best-realtor-in-port-coquitlam/) [Anmore](/best-realtor-in-anmore/) [Belcarra](/best-realtor-in-belcarra/) [Or compare all Tri-Cities specialists →](/best-local-realtor-tri-cities/)