If you can afford it and plan on staying a while, buying is the way to go. I’m in NW Oregon and waited to buy because I was nervous and thought I “needed 20% down to avoid PMI” and essentially missed out on an extra 1000sqft for the same price by waiting. Putting 10% down, my PMI was $40 a month, which is chump change in the grand scheme of things, and has already been removed due to increased value and payments.
Even still, buying in 2019 when I did, I’m in so much better shape now than if I’d continued renting. Rent would probably be $500-$1000 more each month, and I wouldn’t be gaining equity on top of that.
Of course nobody has a crystal ball to make it 100% risk-free, but this is still a pretty solid strategy, and you live in an in-demand area in case you ever wanted or needed to sell, so you should be fine. If the interest rates go down substantially, refinancing is also a good idea.
I use Ersatz like others mentioned and it works fine, though I don’t fully understand how everything works. Following a guide was enough to get several channels setup, but since I also have an antenna and HDHomerun set up, I had to also use xTeve to combine the real and fake programming guides.
This works as expected in Emby (which means it probably also works in Jellyfin), but in Plex it breaks the guide as the channels get all mixed up with respect to their programming data meaning I never know what I’m going to be watching when I click on it. If you don’t have an antenna set up already, this probably won’t be an issue for you.