Home Maintenance Budget Calculator
Enter your home's value, age and size to get a yearly and monthly maintenance budget, with savings toward a new roof and HVAC system and a cushion for surprises. Pick your state to fill in its median home value and cost-of-living index; the table runs the same house in every state.
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Additional Details
Total Annual Budget
Estimated • Based on your inputs
Monthly Set-Aside
$827.00
5-Year Total (w/ Inflation)
$51,083.00
Detailed Breakdown
Disclaimer: This calculator provides estimates for informational purposes only. Results should not be considered financial, tax, or legal advice. Consult a qualified professional for your specific situation.
How this calculator works
The base is the larger of two rules of thumb: 1% of the home's value a year (raised 10% for a home 10 or more years old, 20% at 20 years, 40% at 30), or a per-square-foot figure ($1.50 rising to $3.00 with age) scaled by the cost-of-living index. On top it saves for replacements, spreading a $7,500 HVAC system over its remaining years of an 18-year life and a $12,000 roof over the rest of a 28-year life, both scaled by the index, and adds yard care ($1,800), a pool ($2,400) and preventive service ($800) at index 100, then a 10% emergency reserve. The five-year figure is five years of that total plus 3%. The state picker fills the two inputs this site's state home maintenance calculators prefilled: the state's Zillow median home value and its C2ER index.
Home maintenance budget by state
Each row runs the calculator for a 20-year-old, 2,000 sq ft home with a yard and no pool, an 8-year-old HVAC system and a 10-year-old roof, at the state's median home value and cost-of-living index.
| State | Median home value | Cost-of-living index | 1% rule (age-adjusted) | Square-foot estimate | Yearly budget | Monthly set-aside |
|---|---|---|---|---|---|---|
| Alabama | $242,000 | 86 | $2,904 | $4,300 | $8,529 | $711 |
| Alaska | $401,000 | 124.5 | $4,812 | $6,225 | $12,349 | $1,029 |
| Arizona | $423,000 | 108.6 | $5,076 | $5,430 | $10,772 | $898 |
| Arkansas | $229,000 | 89 | $2,748 | $4,450 | $8,828 | $736 |
| California | $776,000 | 140.3 | $9,312 | $7,015 | $16,441 | $1,370 |
| Colorado | $543,000 | 102.7 | $6,516 | $5,135 | $11,706 | $976 |
| Connecticut | $455,000 | 103.6 | $5,460 | $5,180 | $10,584 | $882 |
| Delaware | $412,000 | 100.6 | $4,944 | $5,030 | $9,979 | $832 |
| Florida | $378,000 | 100.8 | $4,536 | $5,040 | $9,997 | $833 |
| Georgia | $335,000 | 90.1 | $4,020 | $4,505 | $8,938 | $745 |
| Hawaii | $837,000 | 185.8 | $10,044 | $9,290 | $19,258 | $1,605 |
| Idaho | $482,000 | 99.4 | $5,784 | $4,970 | $10,755 | $896 |
| Illinois | $299,000 | 94.5 | $3,588 | $4,725 | $9,373 | $781 |
| Indiana | $262,000 | 89.7 | $3,144 | $4,485 | $8,898 | $742 |
| Iowa | $241,000 | 86.1 | $2,892 | $4,305 | $8,540 | $712 |
| Kansas | $253,000 | 87.1 | $3,036 | $4,355 | $8,639 | $720 |
| Kentucky | $235,000 | 94 | $2,820 | $4,700 | $9,324 | $777 |
| Louisiana | $218,000 | 91.3 | $2,616 | $4,565 | $9,055 | $755 |
| Maine | $424,000 | 112.9 | $5,088 | $5,645 | $11,198 | $933 |
| Maryland | $436,000 | 118.8 | $5,232 | $5,940 | $11,782 | $982 |
| Massachusetts | $673,000 | 148.1 | $8,076 | $7,405 | $15,428 | $1,286 |
| Michigan | $270,000 | 92.1 | $3,240 | $4,605 | $9,136 | $761 |
| Minnesota | $357,000 | 93.4 | $4,284 | $4,670 | $9,264 | $772 |
| Mississippi | $198,000 | 87.4 | $2,376 | $4,370 | $8,669 | $722 |
| Missouri | $272,000 | 88.2 | $3,264 | $4,410 | $8,749 | $729 |
| Montana | $476,000 | 106 | $5,712 | $5,300 | $10,967 | $914 |
| Nebraska | $284,000 | 90.1 | $3,408 | $4,505 | $8,938 | $745 |
| Nevada | $448,000 | 105.4 | $5,376 | $5,270 | $10,571 | $881 |
| New Hampshire | $523,000 | 108.5 | $6,276 | $5,425 | $11,697 | $975 |
| New Jersey | $585,000 | 119.2 | $7,020 | $5,960 | $12,990 | $1,083 |
| New Mexico | $321,000 | 90.2 | $3,852 | $4,510 | $8,947 | $746 |
| New York | $526,000 | 132.6 | $6,312 | $6,630 | $13,153 | $1,096 |
| North Carolina | $340,000 | 96.7 | $4,080 | $4,835 | $9,592 | $799 |
| North Dakota | $294,000 | 90.5 | $3,528 | $4,525 | $8,976 | $748 |
| Ohio | $252,000 | 93 | $3,024 | $4,650 | $9,225 | $769 |
| Oklahoma | $225,000 | 83 | $2,700 | $4,150 | $8,232 | $686 |
| Oregon | $504,000 | 110.4 | $6,048 | $5,520 | $11,530 | $961 |
| Pennsylvania | $294,000 | 95.3 | $3,528 | $4,765 | $9,451 | $788 |
| Rhode Island | $517,000 | 110.9 | $6,204 | $5,545 | $11,724 | $977 |
| South Carolina | $309,000 | 92.7 | $3,708 | $4,635 | $9,195 | $766 |
| South Dakota | $326,000 | 93.5 | $3,912 | $4,675 | $9,273 | $773 |
| Tennessee | $339,000 | 89.7 | $4,068 | $4,485 | $8,898 | $742 |
| Texas | $303,000 | 90.8 | $3,636 | $4,540 | $9,005 | $750 |
| Utah | $542,000 | 98.4 | $6,504 | $4,920 | $11,502 | $959 |
| Vermont | $402,000 | 113.4 | $4,824 | $5,670 | $11,248 | $937 |
| Virginia | $420,000 | 99 | $5,040 | $4,950 | $9,919 | $827 |
| Washington | $603,000 | 115.1 | $7,236 | $5,755 | $13,045 | $1,087 |
| West Virginia | $183,000 | 87 | $2,196 | $4,350 | $8,630 | $719 |
| Wisconsin | $342,000 | 95.7 | $4,104 | $4,785 | $9,493 | $791 |
| Wyoming | $373,000 | 94.4 | $4,476 | $4,720 | $9,362 | $780 |
Home value: Zillow Home Value Index (all homes, middle tier, smoothed and seasonally adjusted), state series, June 2026, rounded to $1,000. Index: Missouri Economic Research and Information Center (MERIC) — C2ER Cost of Living Index, Q2 2026, period Q2 2026 (100 = U.S. average). Budgets are planning estimates, not quotes.
Frequently Asked Questions
How much should I budget for home maintenance each year?
For a 20-year-old, 2,000 sq ft home worth $400,000 at average prices, the calculator sets aside $9,919 a year ($827 a month), 2.48% of the value: $4,800 from the age-adjusted 1% rule, plus HVAC and roof savings, yard and preventive work and a 10% reserve. At each state's median home value and price level the same house ranges from $8,232 a year in Oklahoma to $19,258 in Hawaii.
Is the 1% rule right for home maintenance?
It tracks the home's price, not the work, so it misleads where homes are cheap or expensive for their size. That is why the calculator also prices the house by the square foot and keeps whichever is larger: at the state medians the square-foot figure is the larger one in 35 of 50 states. As a share of home value the budget runs from 2.12% in California to 4.72% in West Virginia.
All Calculators
Alabama Home Maintenance Budget Calculator
Calculate home maintenance costs in Alabama. Median home $242,000, 1% rule = $2,420/yr. HVAC, roof, landscaping & emergency budgets.
Arizona Home Maintenance Budget Calculator
Calculate home maintenance costs in Arizona. Median home $423,000, 1% rule = $4,230/yr. HVAC, roof, landscaping & emergency budgets.
Arkansas Home Maintenance Budget Calculator
Calculate home maintenance costs in Arkansas. Median home $229,000, 1% rule = $2,290/yr. HVAC, roof, landscaping & emergency budgets.
California Home Maintenance Budget Calculator
Calculate home maintenance costs in California. Median home $776,000, 1% rule = $7,760/yr. HVAC, roof, landscaping & emergency budgets.
Colorado Home Maintenance Budget Calculator
Calculate home maintenance costs in Colorado. Median home $543,000, 1% rule = $5,430/yr. HVAC, roof, landscaping & emergency budgets.
Connecticut Home Maintenance Budget Calculator
Calculate home maintenance costs in Connecticut. Median home $455,000, 1% rule = $4,550/yr. HVAC, roof, landscaping & emergency budgets.
Florida Home Maintenance Budget Calculator
Calculate home maintenance costs in Florida. Median home $378,000, 1% rule = $3,780/yr. HVAC, roof, landscaping & emergency budgets.
Georgia Home Maintenance Budget Calculator
Calculate home maintenance costs in Georgia. Median home $335,000, 1% rule = $3,350/yr. HVAC, roof, landscaping & emergency budgets.
Hawaii Home Maintenance Budget Calculator
Calculate home maintenance costs in Hawaii. Median home $837,000, 1% rule = $8,370/yr. HVAC, roof, landscaping & emergency budgets.
Idaho Home Maintenance Budget Calculator
Calculate home maintenance costs in Idaho. Median home $482,000, 1% rule = $4,820/yr. HVAC, roof, landscaping & emergency budgets.
Illinois Home Maintenance Budget Calculator
Calculate home maintenance costs in Illinois. Median home $299,000, 1% rule = $2,990/yr. HVAC, roof, landscaping & emergency budgets.
Indiana Home Maintenance Budget Calculator
Calculate home maintenance costs in Indiana. Median home $262,000, 1% rule = $2,620/yr. HVAC, roof, landscaping & emergency budgets.
Iowa Home Maintenance Budget Calculator
Calculate home maintenance costs in Iowa. Median home $241,000, 1% rule = $2,410/yr. HVAC, roof, landscaping & emergency budgets.
Kansas Home Maintenance Budget Calculator
Calculate home maintenance costs in Kansas. Median home $253,000, 1% rule = $2,530/yr. HVAC, roof, landscaping & emergency budgets.
Kentucky Home Maintenance Budget Calculator
Calculate home maintenance costs in Kentucky. Median home $235,000, 1% rule = $2,350/yr. HVAC, roof, landscaping & emergency budgets.
Maine Home Maintenance Budget Calculator
Calculate home maintenance costs in Maine. Median home $424,000, 1% rule = $4,240/yr. HVAC, roof, landscaping & emergency budgets.
Maryland Home Maintenance Budget Calculator
Calculate home maintenance costs in Maryland. Median home $436,000, 1% rule = $4,360/yr. HVAC, roof, landscaping & emergency budgets.
Michigan Home Maintenance Budget Calculator
Calculate home maintenance costs in Michigan. Median home $270,000, 1% rule = $2,700/yr. HVAC, roof, landscaping & emergency budgets.
Minnesota Home Maintenance Budget Calculator
Calculate home maintenance costs in Minnesota. Median home $357,000, 1% rule = $3,570/yr. HVAC, roof, landscaping & emergency budgets.
Mississippi Home Maintenance Budget Calculator
Calculate home maintenance costs in Mississippi. Median home $198,000, 1% rule = $1,980/yr. HVAC, roof, landscaping & emergency budgets.
Missouri Home Maintenance Budget Calculator
Calculate home maintenance costs in Missouri. Median home $272,000, 1% rule = $2,720/yr. HVAC, roof, landscaping & emergency budgets.
Montana Home Maintenance Budget Calculator
Calculate home maintenance costs in Montana. Median home $476,000, 1% rule = $4,760/yr. HVAC, roof, landscaping & emergency budgets.
Nebraska Home Maintenance Budget Calculator
Calculate home maintenance costs in Nebraska. Median home $284,000, 1% rule = $2,840/yr. HVAC, roof, landscaping & emergency budgets.
New Jersey Home Maintenance Budget Calculator
Calculate home maintenance costs in New Jersey. Median home $585,000, 1% rule = $5,850/yr. HVAC, roof, landscaping & emergency budgets.
Ohio Home Maintenance Budget Calculator
Calculate home maintenance costs in Ohio. Median home $252,000, 1% rule = $2,520/yr. HVAC, roof, landscaping & emergency budgets.
Oregon Home Maintenance Budget Calculator
Calculate home maintenance costs in Oregon. Median home $504,000, 1% rule = $5,040/yr. HVAC, roof, landscaping & emergency budgets.
Pennsylvania Home Maintenance Budget Calculator
Calculate home maintenance costs in Pennsylvania. Median home $294,000, 1% rule = $2,940/yr. HVAC, roof, landscaping & emergency budgets.
Rhode Island Home Maintenance Budget Calculator
Calculate home maintenance costs in Rhode Island. Median home $517,000, 1% rule = $5,170/yr. HVAC, roof, landscaping & emergency budgets.
South Carolina Home Maintenance Budget Calculator
Calculate home maintenance costs in South Carolina. Median home $309,000, 1% rule = $3,090/yr. HVAC, roof, landscaping & emergency budgets.
South Dakota Home Maintenance Budget Calculator
Calculate home maintenance costs in South Dakota. Median home $326,000, 1% rule = $3,260/yr. HVAC, roof, landscaping & emergency budgets.
Tennessee Home Maintenance Budget Calculator
Calculate home maintenance costs in Tennessee. Median home $339,000, 1% rule = $3,390/yr. HVAC, roof, landscaping & emergency budgets.
Texas Home Maintenance Budget Calculator
Calculate home maintenance costs in Texas. Median home $303,000, 1% rule = $3,030/yr. HVAC, roof, landscaping & emergency budgets.
Vermont Home Maintenance Budget Calculator
Calculate home maintenance costs in Vermont. Median home $402,000, 1% rule = $4,020/yr. HVAC, roof, landscaping & emergency budgets.
West Virginia Home Maintenance Budget Calculator
Calculate home maintenance costs in West Virginia. Median home $183,000, 1% rule = $1,830/yr. HVAC, roof, landscaping & emergency budgets.
Wisconsin Home Maintenance Budget Calculator
Calculate home maintenance costs in Wisconsin. Median home $342,000, 1% rule = $3,420/yr. HVAC, roof, landscaping & emergency budgets.