{
  "id": "home-appreciation",
  "version": "a7bc60eb2463",
  "status": "published",
  "name": "Home Appreciation Calculator",
  "question": "What will my home appreciation be?",
  "summary": "Projects a home’s value year by year at a yearly appreciation rate, or finds the yearly appreciation rate from the purchase price, today’s value and the years owned.",
  "category": "finance",
  "subcategory": "mortgage-and-real-estate",
  "url": "https://www.acalculator.org/finance/home-appreciation-calculator",
  "markdown": "https://www.acalculator.org/finance/home-appreciation-calculator.md",
  "kind": "schedule",
  "method": "Value after n years = P × (1 + r ÷ 100)ⁿ; rate = ((end ÷ start)^(1/n) − 1) × 100; gain = end − start.",
  "assumptions": [
    "The value changes at one steady rate, compounded once a year. Real prices rise and fall from year to year.",
    "The rate is what you type; no live market data. Indexes such as the FHFA House Price Index show past changes by area.",
    "Costs of owning and selling (taxes, upkeep, fees) are left out."
  ],
  "inputs": {
    "$schema": "https://json-schema.org/draft/2020-12/schema",
    "type": "object",
    "properties": {
      "find": {
        "title": "Find",
        "description": "The future value at a yearly rate, or the yearly rate between two values.",
        "type": "string",
        "enum": [
          "value",
          "rate"
        ]
      },
      "v": {
        "title": "Home value now (or price paid)",
        "description": "The home’s value at the start: today’s value, or the price you paid when finding the rate.",
        "type": "number",
        "x-unit": "USD",
        "minimum": 1,
        "maximum": 10000000000
      },
      "r": {
        "title": "Yearly appreciation",
        "description": "How much the value grows each year, in percent. Negative for a fall in value.",
        "type": "number",
        "x-unit": "percent",
        "minimum": -50,
        "maximum": 50
      },
      "fv": {
        "title": "Value today",
        "description": "What the home is worth now.",
        "type": "number",
        "x-unit": "USD",
        "minimum": 1,
        "maximum": 10000000000
      },
      "y": {
        "title": "Years",
        "description": "How many years ahead to project, or how many years you have owned the home.",
        "type": "integer",
        "minimum": 1,
        "maximum": 100
      }
    }
  },
  "outputs": {
    "value": {
      "label": "Home value",
      "description": "The value at the end of the last year.",
      "format": "money"
    },
    "gain": {
      "label": "Total appreciation",
      "description": "The end value minus the start value.",
      "format": "money"
    },
    "percent": {
      "label": "Total change",
      "description": "The total appreciation as a percent of the start value.",
      "format": "percent"
    },
    "rate": {
      "label": "Yearly appreciation rate",
      "description": "The steady yearly rate that grows the start value to the end value: (end ÷ start)^(1/years) − 1.",
      "format": "percent"
    }
  },
  "defaultAnswer": {
    "inputs": {
      "find": "value",
      "v": 400000,
      "r": 4,
      "fv": 550000,
      "y": 10
    },
    "outputs": {
      "value": 592097.7139673377,
      "gain": 192097.71396733774,
      "percent": 48.024428491834435,
      "rate": 4
    },
    "text": "In 10 years the home is worth $592,097.71, a gain of $192,097.71."
  },
  "examples": [
    {
      "given": {
        "find": "value",
        "v": 400000,
        "r": 4,
        "y": 10
      },
      "expect": {
        "value": 592097.7139673376,
        "gain": 192097.71396733756
      },
      "source": "U.S. Securities and Exchange Commission, Investor.gov, Compound Interest Calculator (A = P(1 + r)ⁿ). https://www.investor.gov/financial-tools-calculators/calculators/compound-interest-calculator; hand calculation in content.mdx: 400,000 × 1.04¹⁰ = 592,097.71"
    },
    {
      "given": {
        "find": "rate",
        "v": 300000,
        "fv": 450000,
        "y": 8
      },
      "expect": {
        "r": 5.198950550864412,
        "gain": 150000,
        "percent": 50
      },
      "source": "U.S. Securities and Exchange Commission, Investor.gov, Compound Interest Calculator (A = P(1 + r)ⁿ). https://www.investor.gov/financial-tools-calculators/calculators/compound-interest-calculator (solved for r); hand calculation in content.mdx: (450,000 ÷ 300,000)^(1/8) − 1 = 5.1990%"
    },
    {
      "given": {
        "find": "value",
        "v": 250000,
        "r": -2,
        "y": 3
      },
      "expect": {
        "value": 235298,
        "gain": -14702
      },
      "source": "U.S. Securities and Exchange Commission, Investor.gov, Compound Interest Calculator (A = P(1 + r)ⁿ). https://www.investor.gov/financial-tools-calculators/calculators/compound-interest-calculator; Federal Housing Finance Agency, FHFA House Price Index (a repeat-sales index of single-family home values). https://www.fhfa.gov/data/hpi (prices can fall); hand calculation in content.mdx: 250,000 × 0.98³ = 235,298"
    }
  ],
  "sources": [
    "U.S. Securities and Exchange Commission, Investor.gov, Compound Interest Calculator (compound growth A = P(1 + r)ⁿ). https://www.investor.gov/financial-tools-calculators/calculators/compound-interest-calculator (retrieved 2026-10-02)",
    "Federal Housing Finance Agency, FHFA House Price Index (a weighted, repeat-sales index of single-family home values). https://www.fhfa.gov/data/hpi (retrieved 2026-10-02)"
  ],
  "related": [
    "home-equity",
    "mortgage",
    "rent-vs-buy",
    "cagr"
  ],
  "changelog": []
}