# What will my home appreciation be?

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.

- Page: https://www.acalculator.org/finance/home-appreciation-calculator
- JSON spec: https://www.acalculator.org/finance/home-appreciation-calculator.json
- Version: a7bc60eb2463

## Default answer

Example with the default inputs (Find Future value, Home value now (or price paid) $400,000.00, Yearly appreciation 4%, Years 10): In 10 years the home is worth $592,097.71, a gain of $192,097.71.

## Inputs

| Key | Label | Description |
| --- | --- | --- |
| find | Find | The future value at a yearly rate, or the yearly rate between two values. |
| v | Home value now (or price paid) | The home’s value at the start: today’s value, or the price you paid when finding the rate. |
| r | Yearly appreciation | How much the value grows each year, in percent. Negative for a fall in value. |
| fv | Value today | What the home is worth now. |
| y | Years | How many years ahead to project, or how many years you have owned the home. |

## Outputs

| Key | Label | Description |
| --- | --- | --- |
| value | Home value | The value at the end of the last year. |
| gain | Total appreciation | The end value minus the start value. |
| percent | Total change | The total appreciation as a percent of the start value. |
| rate | Yearly appreciation rate | The steady yearly rate that grows the start value to the end value: (end ÷ start)^(1/years) − 1. |

## 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.

## Worked examples

1. find = value, v = $400,000.00, r = 4%, y = 10 gives value = $592,097.71, gain = $192,097.71. 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.
2. find = rate, v = $300,000.00, fv = $450,000.00, y = 8 gives r = 5.198951%, gain = $150,000.00, 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).
3. find = value, v = $250,000.00, r = -2%, y = 3 gives value = $235,298.00, gain = -$14,702.00. 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).

## FAQ

### How do I calculate home appreciation?

Grow the value by the yearly rate once a year: value after n years = value now × (1 + rate)ⁿ. A $400,000 home that gains 4% a year is worth 400,000 × 1.04¹⁰ = $592,097.71 after 10 years.

### How do I find my home's yearly appreciation rate?

Divide today’s value by the price you paid, take the root for the years owned, and subtract 1: rate = (value ÷ price)^(1/years) − 1. A home bought for $300,000 and worth $450,000 after 8 years grew 5.20% a year.

### What rate should I use?

There is no single right rate; prices change by area and by year. The FHFA House Price Index publishes past changes for states and cities, which can guide the rate you type. The calculator does not fetch any market data.

### Why is the total gain more than rate × years?

Appreciation compounds: each year’s gain is on the higher value of the year before. Ten years at 4% adds 48.02%, not 40%.

### Can a home lose value?

Yes. Type a negative rate to see a fall. A $250,000 home that loses 2% a year for 3 years is worth 250,000 × 0.98³ = $235,298.

### Does appreciation equal my profit when I sell?

No. Selling costs, mortgage interest, property tax, insurance and upkeep all come out of the gain, and the IRS rules on the home sale exclusion decide any tax. This calculator shows the change in value only.

## 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)