Renting Now Beats Buying in All Major US Cities Article originally posted on Globe St. on August 15, 2024 The latest Realtor.com Rental Report reveals a significant shift in the US housing market, as renting a starter home has become more financially advantageous than buying in all of the 50 largest metropolitan areas. This trend, observed since February, is driven by elevated mortgage rates, high home prices, and a decline in rents. However, in July, a milestone was reached in which renting became more affordable than buying in all major metros, a change from the previous year when only 47 metros favored renting. Renting vs. Buying: A Financial Analysis Last month the cost of purchasing a starter home was, on average, $1,067 higher per month than renting, representing a 61.3% premium. This financial disparity underscores the growing economic burden of homeownership in the current market. Notably, cities like Memphis, Tennessee; Birmingham, Alabama; and Pittsburgh, Pennsylvania have transitioned from buy-favoring to rent-favoring markets over the past year. Austin, Texas, leads the list of cities where renting is most financially advantageous. The city’s monthly cost of buying a starter home was $3,558, which is 144.4% more than renting, resulting in a monthly savings of $2,120 for tenants. Other cities where renting significantly outweighs buying include Seattle, Los Angeles, San Francisco, and New York. The Shrinking Advantage of Renting Despite the clear financial benefits of renting, the advantage is beginning to diminish in some areas. Compared to last year, the rent-buy cost gap narrowed by two percentage points, primarily due to an increase in affordable home listings. The average monthly cost of buying a starter home in the top 50 metros was 63.3% higher than renting last year, compared to 61.3% this year. This shift indicates a slight easing in home prices, although renting remains more economical overall. The reduction in the renting advantage is most pronounced in cities like San Francisco, San Jose, Denver, Washington, D.C., and Miami, where home prices have seen significant declines. However, not all metros are experiencing this trend. Memphis and Birmingham have become more rent-favoring, partly due to increased investor activity in these markets. Year-Over-Year Rent Declines July marked the twelfth consecutive month of year-over-year rent declines for 0-2 bedroom properties. This ongoing decrease in rental costs further emphasizes the financial appeal of renting over buying, especially for first-time homebuyers facing high mortgage rates and home prices. Top Metros Favoring Renting The report lists the top 10 metros where renting offers the largest savings compared to buying: Austin-Round Rock-Georgetown, TX: Buying costs 144.4% more than renting, with a $2,120 monthly savings. Seattle-Tacoma-Bellevue, WA: 107.7% more, $2,222 savings. Los Angeles-Long Beach-Anaheim, CA: 99.5% more, $2,784 savings. Nashville-Davidson-Murfreesboro-Franklin, TN: 93.3% more, $1,399 savings. Phoenix-Mesa-Chandler, AZ: 91.6% more, $1,396 savings. Columbus, OH: 91.3% more, $1,090 savings. Dallas-Fort Worth-Arlington, TX: 88.3% more, $1,307 savings. San Francisco-Oakland-Berkeley, CA: 88.2% more, $2,442 savings. New York-New Jersey-Jersey City, NY-NJ-PA: 81.1% more, $2,342 savings. Boston-Cambridge-Newton, MA: 78.6% more, $2,336 savings. Market Implications The current market dynamics present a challenging landscape for potential homebuyers, particularly first-time buyers. While renting remains the more affordable option, the narrowing gap between renting and buying suggests potential changes ahead. As more affordable homes enter the market and mortgage relief measures take effect, the financial advantage of renting may continue to decrease. Ralph McLaughlin, senior economist at Realtor.com, notes that while renting is still more economical, the market is evolving. “We are starting to see the advantage of renting over buying decrease across several metros, especially as more affordable inventory hits the market,” McLaughlin stated. This shift could provide a pathway for first-time buyers to enter the housing market, though the journey remains fraught with financial hurdles.