Finance category
Mortgage, loan, investing, tax, and money calculators.
Flip Carry Cost Calculator
Every day a flip sits, it costs money. This calculator sizes monthly and total carry cost — interest, taxes, insurance, utilities, HOA — so you can budget realistically and price in carry cost when backing into max offer.
Monthly carry cost
$3,230
Total carry over hold
$19,380
Monthly loan interest
$2,450
Monthly property tax
$450
Monthly insurance
$150
How the math works
Carry cost is the hidden killer on flips. Every month past plan eats rehab budget and profit. Vacant-home insurance (builder risk) runs 2-5x standard homeowner rates. Utility costs continue even with no tenant — don't forget winter heating to prevent burst pipes.
Budget based on your realistic exit timeline, not optimistic. Rehab + market + close typically runs 6-9 months on a standard flip. Rule of thumb: budget 1.5x your initial expected carry period to protect against typical delays.
How to Use
- Enter rehab loan balance and rate.
- Enter annual property tax and insurance.
- Enter monthly utilities (heat must stay on in winter to prevent freezing).
- Enter HOA if applicable.
- Enter planned months held (pad 50% for delays).
Frequently Asked Questions
Why is vacant-home insurance more expensive?
Vacant homes are higher risk for vandalism, theft, squatters, and unattended water damage. Builder's risk policies run 2-5x standard homeowner rates. Short policy terms (3-12 months) help control cost for fast flips.
Should I factor opportunity cost?
Yes — the capital tied up in the flip could earn elsewhere. At a 10% annual return assumption, capital tied up for 9 months costs 7.5% of its value in opportunity cost. Add this to explicit carry cost for total cost of time.
How do I minimize carry cost?
Run rehab with minimal dead time between phases. Line up the listing agent and preliminary marketing while the last finishes go in. Price correctly at listing — overpriced flips sit and compound carry.
Related Calculators
Flip Holding Cost Calculator
Alternative flip holding cost view.
Monthly Carrying Cost Calculator
General carrying cost.
Days on Market Carry Cost Calculator
Per-day DOM cost.
Flipping Profit Calculator
Full flip profit picture.
Max Offer Calculator
Back into max offer including carry.
Cost Overrun Calculator
Delay drives overrun.
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