Time horizon comes first
Buying involves meaningful transaction costs. A longer expected stay generally gives ownership more time to absorb those costs, but there is no guaranteed break-even date.
Preserve the right cash reserve
Do not evaluate only the down payment. Include closing costs, post-closing liquidity, repairs, monthly charges, and the value of keeping funds available.
Price flexibility honestly
Renting can make relocation or household changes easier. Ownership may offer stability and control, but selling takes time and market conditions can change.
Compare scenarios, not slogans
Model several appreciation, rent-growth, interest-rate, and maintenance assumptions. A useful decision remains acceptable across more than one optimistic forecast.