Because the mortgage and the rent are completely different numbers.
The rent is the maximum you will ever pay for that period.
The mortgage is the minimum you will pay and doesn't include the downpayment, repairs, HOA, Insurance and tax increases. It also doesn't include the closing costs, realtor costs, all the fees.
This is why the math is so complex. People easily forget all those fees and costs to make the math look simple.
This also takes into account that you invest into the US market and equity with all the cash that you would have had to spend on your house.
I'm talking about the US, but this holds true in multiple countries.
To answer your last question: In almost all HCOL (SF, Seattle, ...) you would have been way better renting than buying, except if you time it perfectly.
If you look at today's market you would almost definitely be better renting than buying (But nobody knows the future...)
* Insurance and tax increases: real and you have to deal with them, but they don't go up as fast as rent does. Advantage: owning
* HOA fees: don't buy an HOA home, problem solved. You should do that anyway just because HOAs suck ass.
* Down payment: not a real cost, that money is yours in the form of equity
* Closing costs and other fees: real but completely negligible when amortized over the life of the home.
* Repairs: real, and they suck. This is the only place renting can stack up superior, but you can do a lot to mitigate this by doing your due diligence up front and not buying a dud house. Overall, unless you get unlucky you should come out ahead, but you can lose the die roll.
* Realtor costs: greatly depends. When we bought our house we paid zero, because the seller pays the buyer's costs. This can be a serious cost if you're changing houses a lot, but... just don't do that (for multiple reasons).
Overall, after buying my house 7 years ago I'm coming out ahead month over month (thanks to rent going up like clockwork every year, while my mortgage has stayed the same). By the time I die, I will be significantly ahead, and that's not even taking into account unrealized gains in the value of the property. Which I don't count for much, because my home is a place to live and not an investment vehicle. But maybe someday it'll do me good, or my heirs.
Owning a home really is a great deal for the vast majority of people in the US. It's not some society wide conspiracy, it's not an ad to get others into the market so you can benefit, it's the truth.
This is wrong in so many ways. Just using the buy or rent calculator demonstrate this. You are essentially repeating realtor talking points ("Renting is throwing money out of the window"). You need to use real numbers and compare them to the rent equivalent.
* Down payment: not a real cost, that money is yours in the form of equity
The opportunity cost of the downpayment is the issue. The equity you gain from downpayment is nowhere close to the opportunity cost of investing it in the stock market.
Owning MIGHT have been an OK investment for most Americans 20 years ago. that is absolutely not the case today anymore.
Ah yes, so you timed buying your house perfectly due to the one time increase during covid ("7 years ago"), and you think this generalizes to anyone buying today.
This is the same story as me anecdotally saying that I bought Nvidia 6 years ago therefore Stocks are always absolutely better.
So let me ask you? Based on your logic there is no price at which buying makes no more sense? What is the cutoff for you? What if you could rent a 4M$ house for 4k$/Month? Is it still a great deal? What if that house only goes up 2% a year?
Those are the only things that matter. The hard numbers! And right now they do absolutely not make sense.
Oh I don't like renting, but so far it has saved me so...so much money that I will be able to buy as a luxury down the line something WAY better than if I bought directly.
The difference is that I will treat it as a luxury. Not as an investment. The same exact thought process as if I bought a sport car.
The rent is the maximum you will ever pay for that period. The mortgage is the minimum you will pay and doesn't include the downpayment, repairs, HOA, Insurance and tax increases. It also doesn't include the closing costs, realtor costs, all the fees.
This is why the math is so complex. People easily forget all those fees and costs to make the math look simple.
This also takes into account that you invest into the US market and equity with all the cash that you would have had to spend on your house.
I'm talking about the US, but this holds true in multiple countries.
To answer your last question: In almost all HCOL (SF, Seattle, ...) you would have been way better renting than buying, except if you time it perfectly. If you look at today's market you would almost definitely be better renting than buying (But nobody knows the future...)