What "everything counted" means
The owner's side: mortgage payment, property tax, maintenance and insurance, PMI while equity is under 20%, and 3% closing costs going in - against growing equity and appreciation, minus 6% selling costs whenever you would sell. The renter's side: rent, growing yearly - while the down payment, closing costs, and every month the renter's total costs run cheaper than the owner's get invested at your return.
owner net worth = home value x (1 - 6%) - loan balance ; renter net worth = invested portfolio
Why most calculators flatter buying
Three omissions do it: the down payment's investment earnings (on $85,000 at 7%, roughly $6,000 the renter earns every year), maintenance (1-2% of value, invisible until the roof fails), and the 6% exit fee. Include them and short stays usually favor renting - the crossover year above is where that flips for your numbers.
Notes
Mortgage-interest deductions are ignored - with today's standard deduction most owners do not itemize (the tax tool checks). Rent stability and the joy of painting a wall are real but unpriceable - this is the money half of the decision.