Rent vs. Buy Calculator: Is It Better to Buy in Seattle, WA?
Pre-filled with Seattle, WA's median home price ($850,000), local property tax rate (1%), and an estimated equivalent rent — adjust any number to match your specific situation.
Median home price
$850,000
Property tax rate
1%
Est. equivalent rent
$3,200/mo
Price-to-rent ratio
22×
Your situation
Buying wins over 10 years
Saves you $118,497 vs the alternative · breaks even in year 6
💡 What if the down payment was invested instead?
Adds a purple line: rent + $170,000 growing at 8%/yr
Net cost of buying
$321,716
Total cost renting
$440,213
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Assumes 30-year fixed mortgage, 3% closing costs, 1% annual maintenance, 7% selling costs. For educational purposes only — consult a financial advisor.
Compare another market:
Washington taxes and what they mean for your decision
Washington has no state income tax (a significant draw for tech sector employees), though Seattle and King County property tax rates near 1.0% are slightly above the national average, and Washington does levy a capital gains tax on high earners since 2022.
The Seattle, WA rental market
Seattle's rental market is heavily influenced by the tech sector (Amazon, Microsoft, and a large startup ecosystem), with rent levels among the highest in the Pacific Northwest, though new high-rise apartment construction has helped moderate growth in recent years.
What makes Seattle different
Washington's lack of state income tax is a major financial advantage for high earners, but should be weighed against the meaningfully higher cost of housing compared to similarly-sized metros in lower-tax-rate states.
Seattle, WA's price-to-rent ratio: 22×
Dividing the median home price by annual rent for an equivalent home gives the price-to-rent ratio — a quick screening tool used by economists and real estate analysts. A ratio below 15 generally favours buying, 15–20 is a genuine toss-up, and above 20 generally favours renting, all else being equal. Seattle, WA currently sits at approximately 22×, which leans toward renting unless you plan a long holding period or expect above-average appreciation.
| Metric | Seattle, WA |
|---|---|
| Median home price | $850,000 |
| Estimated equivalent monthly rent | $3,200 |
| Property tax rate | 1% annually |
| State income tax | None |
| Price-to-rent ratio | 22× |
These are metro-level estimates for illustration. Use the calculator above with your specific neighborhood, property, and rental comparison for an accurate result.
Compare other major metros
📍 New York, NY
$780,000 median · 1.7% property tax
📍 Los Angeles, CA
$950,000 median · 0.7% property tax
📍 Chicago, IL
$350,000 median · 2.2% property tax
📍 Houston, TX
$320,000 median · 2.3% property tax · no income tax
📍 Austin, TX
$820,000 median · 2.1% property tax · no income tax
📍 Denver, CO
$650,000 median · 0.6% property tax
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Seattle, WA rent vs buy — frequently asked questions
Is it better to rent or buy in Seattle, WA?
It depends heavily on your time horizon and the specific numbers. Seattle, WA's current price-to-rent ratio of approximately 22× suggests renting often makes more sense unless you plan a long holding period. Use the calculator above with your specific home price, down payment, and time horizon for a precise answer.
What is the median home price in Seattle, WA?
The median home price in Seattle, WA is approximately $850,000, though prices vary significantly by neighborhood and property type. This calculator uses the metro median as a starting point — adjust it to match the specific property you are considering.
What are property taxes like in Seattle, WA?
Seattle, WA has an effective property tax rate of approximately 1% of assessed home value annually. This is close to the US national average of roughly 1.1%.
Does Washington have a state income tax?
No. Washington is one of nine US states with no state income tax, which increases take-home pay for both renters and buyers compared to high-tax states.
How long do I need to stay in Seattle for buying to make sense?
Based on Seattle, WA's current price-to-rent ratio of 22×, the typical break-even point — accounting for closing costs, selling costs, and the opportunity cost of the down payment — generally falls in the 7-plus-year range for this market. Run the calculator above with your specific numbers and time horizon for an exact figure.