Free planning tool
House flipping calculator
Estimate profit, your break-even resale price, and the impact of a lower sale price. Use your own numbers for a property anywhere in the United States. No signup needed.
Your project numbers
Illustrative example only. These inputs are not market averages, quotes, or a forecast. All amounts are in USD.
Full property price, including any portion paid with a loan.
Your estimate of the finished property's sale price.
Include labor, materials, permits, and a contingency.
Acquisition closing costs and inspections. Exclude loan fees entered below.
All-in estimate for selling fees, closing costs, and concessions as a share of resale price.
Taxes, insurance, utilities, HOA, and upkeep. Exclude loan payments and interest.
Purchase through resale closing, including renovation and time on market.
Total interest and lender fees for the entire project. Do not add loan principal.
Example estimate
Project profit before income taxes
$85,700
- Total project costs
- $589,300
- Return on total costs
- 14.5%
- Break-even resale price
- $583,830
If resale is 10% lower
A sale at $607,500 leaves an estimated $22,250 profit.
Selling costs adjust to $36,450. Other inputs stay the same. This scenario does not include a longer hold or additional interest.
See the cost breakdown
- Purchase price
- $450,000
- Rehab budget
- $65,000
- Buying costs
- $8,000
- Holding costs (6 months)
- $10,800
- Financing costs
- $15,000
- Selling costs (6%)
- $40,500
How this flip calculator works
Estimated profit is the resale price minus the purchase price, rehab budget, buying costs, selling costs, holding costs, and financing costs. Holding costs equal your monthly amount multiplied by the holding period.
Break-even resale equals all costs before selling divided by one minus the selling-cost percentage. That calculation assumes your selling costs remain the same percentage of the final sale price.
Return on total costs divides profit by total project costs. It is a project-level return, not an annualized or cash-on-cash return. Loan principal is already part of the purchase price; enter only interest and lender fees under financing. If you extend the holding period, update total financing costs too.
Make the inputs useful
Use recent, verified closed sales to inform resale value, written contractor estimates for rehab, and property-specific closing and insurance quotes. Include any known permit costs and a contingency in your rehab budget. This tool uses only the inputs you enter; it does not retrieve comparables or predict a sale price.
For a California property, use our guide to California house flipping costs to check which local costs need a closer look.
Next, work backward to calculate a maximum offer, or learn how to review asking prices and sold comparables. Our sample report shows how assumptions and evidence affect the decision.
Take the next step with a property
Use Maison to organize your deal analysis, examine assumptions, and compare investment scenarios.