Calculate house flipping profit after purchase, renovation, carrying costs, and selling costs. Free house flip calculator. No signup.
House flipping looks profitable on TV shows that skip the real costs — financing, holding costs, agent commissions, closing costs, and taxes can consume 25-35% of your gross profit. Our calculator includes every real cost a house flipper faces so you know your true net profit before you make an offer.
The 70% rule: maximum purchase price = ARV (after repair value) × 70% minus renovation costs. Example: ARV $350,000, renovation $50,000: maximum purchase price = $350,000 × 0.70 - $50,000 = $195,000. This rule accounts for selling costs (6% agent commissions), financing costs, holding costs, and target profit margin. Experienced flippers use 65-70% in slower markets and up to 75% in hot markets with faster turnover.
Costs beginners frequently miss: Hard money loan costs: 2-4 points origination plus 10-14% annual interest. Holding costs: property taxes, insurance, and utilities during renovation ($2,000-$5,000 per month for a $300,000 property). Closing costs on purchase (2-3%) and sale (7-10% including commissions). Capital gains tax: short-term flips taxed as ordinary income not at lower capital gains rate. Permit costs: $500-$5,000 depending on scope of work.
ATTOM data shows average gross profit per flip in 2025-2026 is approximately $65,000-$75,000. However gross profit includes renovation costs. Net profit after all costs typically runs $20,000-$40,000 per successful flip. Profit margins have compressed since 2021 due to higher purchase prices and renovation costs. Many markets show gross margins under 25% making flipping more difficult.
Average flip timeline: Purchase to renovation start: 2-4 weeks. Light renovation (cosmetic only): 4-8 weeks. Moderate renovation: 8-16 weeks. Heavy renovation (structural, new systems): 4-8 months. Listing to close: 45-90 days. Total typical flip: 4-8 months. Every month of holding costs $2,000-$5,000 in carrying costs that reduce your profit.
Not necessarily but having cash gives huge competitive advantage. Financing options: Hard money loans (fast, expensive, asset-based, no income verification). Private money (from individuals, flexible terms). HELOC on existing home (cheaper but slower). Most beginners use hard money for purchase and renovation — costs 15-20% of profit but enables deals without large cash reserves.
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The House Flipping Profit Calculator 2026 — True Profit After All Costs uses the same formulas, rates, and reference data that financial planners, professionals, and government sources publish. Results are estimates intended for planning and education — for situations involving large sums or legal consequences, confirm with a qualified professional before acting.
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