Fix and Flip Calculator
This fix and flip calculator runs purchase, rehab, holding and selling costs against after-repair value. It shows profit and return, not just spread.
By Onias Derilus, Mortgage Capital · NMLS# 1859012 · Last Updated: June 2026
ARV drives everything — an optimistic ARV is the most common reason a Florida flip underperforms. Support it with closed comparable sales, not listings. Estimate only.
A flip earns the spread between after-repair value and every dollar spent getting there. Purchase and rehab are the obvious costs; financing, holding and selling are the ones that quietly consume the margin.
Return on cash matters more than raw profit. A $60,000 profit on $80,000 invested over seven months is a very different outcome from the same profit on $250,000 over eighteen.
These figures are estimates. For neutral, official guidance on mortgage costs and what lenders can charge, see the CFPB's Owning a Home guide.
How to Use This Calculator
- 1
Enter purchase price, rehab budget and a supportable after-repair value.
- 2
Set the hold time honestly, including permitting and listing time, not just construction.
- 3
Enter loan rate, points and loan-to-cost — most Florida lenders fund a percentage of purchase plus rehab.
- 4
Add monthly carrying costs and selling costs, then read profit against return on cash.
The Formula & Assumptions
Loan = (price + rehab)
× loan-to-cost%
Financing = interest
+ points
Profit = ARV − price − rehab
− financing − holding
− selling
Selling costs at 6% to 8% cover agent commission, doc stamps and seller-paid closing items. Florida documentary stamp tax on the deed is a real line and is easy to forget in a first model.
Holding costs run higher in Florida than most states because of insurance on a vacant property under renovation, which is priced differently from a standard homeowners policy. Get that quote before you budget.
The single biggest risk is ARV. Support it with closed sales of genuinely comparable properties in the same submarket within the last few months, and discount for anything your renovation will not fix, such as lot position or a busy road.
Frequently Asked Questions
What profit margin should a Florida flip target?
Many investors want at least 10% to 15% of ARV as profit to absorb surprises. Thinner margins can work on fast, light cosmetic projects, but they leave nothing for a permitting delay or a soft month.
What does loan-to-cost mean?
The share of purchase plus rehab the lender will fund. At 85% loan-to-cost on a $350,000 project, the lender funds $297,500 and you bring the remaining $52,500 plus financing and holding costs.
How do I estimate holding costs?
Add property taxes, vacant-property insurance, utilities, lawn and pool service, and any HOA dues, then multiply by a realistic hold. In Florida the insurance and pool lines are usually larger than first-time flippers expect.
What if the property does not sell on schedule?
Every extra month adds interest and carrying costs and may trigger an extension fee on a hard money loan. Model a longer hold as a sensitivity before you commit, and know your fallback — often refinancing into a DSCR loan and renting it.
Ready to Turn Your Estimate Into a Real Pre-Approval?
Get a personalized rate quote and pre-approval from a licensed Florida mortgage broker — no obligation.
Rates are illustrative only. APR and payments vary by credit score, loan amount, and market conditions. Subject to credit approval. Not a commitment to lend. NMLS# 1859012. Equal Housing Lender.