Finance category

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Break-Even Sale Price Calculator

The price floor below which you lose money. This calculator accounts for the fact that commission and transfer costs are percentages of sale price — so the math needs to solve for the price, not just sum the costs.

Purchase price

Buy-side closing costs

Rehab + permits

Carrying cost (total)

Commission %

Other selling costs

title, transfer tax, staging

Break-even sale price

$355,851

Total costs at breakeven

$355,851

Cash invested (ex selling)

$330,000

How the math works

Break-even = total costs ÷ (1 - commission%). This accounts for the fact that commission is paid on the sale price itself, not on a pre-commission figure. On a 6% commission flip, every dollar of sale price returns 94 cents to the flipper.

Use this number as the absolute floor — anything below is a loss. Price above to account for target profit. Break-even also tells you the market-conditions tolerance: a market that drops below break-even means walking away or holding for rent.

Editorial noteMaintained by EveryCalc - Reviewed June 2026

EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.

Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.

Learn more about our review process on the EveryCalc methodology page.

How this calculator works

What this page estimates

This Break-Even Sale Price Calculator is built to give a quick, browser-based estimate for break-even sale price. The price floor below which you lose money. This calculator accounts for the fact that commission and transfer costs are percentages of sale price — so the math needs to solve for the price, not just sum the costs. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.

Calculation approach

The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.

Example workflow

For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.

Practical checks

Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
Run a low, base, and high case when the inputs are estimates.
Check the related calculators below when the next decision depends on a different assumption.

How to interpret the break-even sale price result

Best use

Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.

Cross-check

Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.

Watch for

Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.

This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.

Before relying on this break-even sale price estimate

Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.

Confirm source numbers

Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.

Separate cash flow from total cost

A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.

Run conservative cases

Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.

Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.

How to Use

Enter purchase price and buy-side closing costs.
Enter rehab and permits.
Enter total carrying cost for planned hold.
Enter commission %.
Enter other selling costs (title, transfer tax, staging).

Frequently Asked Questions

Why divide by (1-commission%)?

Because commission applies to sale price, not to cost. If all costs total $340k and commission is 6%, sale price needs to be $361,700 so that after paying the $21,700 commission, you're left with $340k to cover costs.

Should I include my time?

Optional, but realistic. If you spent 400 hours at $75/hour opportunity cost = $30k, add that to costs. Otherwise you're implicitly pricing your time at zero, which distorts real return analysis.

What if break-even is above ARV?

The flip shouldn't happen. Either the purchase price was too high, rehab budget too optimistic, or margin expectations unrealistic. Walk away during due diligence, or renegotiate purchase price.