Fix & Flip Calculator — Austin, TX

Pre-filled with 2026 Austin numbers so you're underwriting to the local market, not to national averages.

Median ARV: $560,000
Median purchase: $445,000
Avg rehab: $52,000
Days on market: 38 days
Property tax: 1.9%
Insurance / yr: $2,200
Hard money rate: 11.5%
Typical hold: 5–6 months

Deal inputs

Adjust anything — results update instantly.

The deal

After-repair value (ARV)

What the finished home sells for at retail.Purchase price

Rehab budget

Add 15% contingency to your line-item estimate.Holding period

months

Financing

Loan-to-cost

90%

Typical hard money: 85–90% LTC.Interest rate

Loan points

Origination points paid on the loan amount.

Holding costs (monthly)

Property tax

% / yr

Applied to ARV over the holding period.Insurance (annual)

Utilities / month

HOA / month

Transaction costs

Purchase closing costs

% of purchase

Selling costs

% of ARV

Agent commission + closing on the sale.

Projected net profit

-$32,836

ROI (cash)

-32.6%

Annualized

-65.2%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$340,000

You're $105,000 over the rule.

75%

$368,000

70%

$340,000

80%

$396,000

Cost breakdown

Purchase price: $445,000
Rehab budget: $52,000
Interest: $25,720
Loan points: $8,946
Property tax: $5,320
Insurance: $1,100
Utilities: $1,050
Purchase closing: $8,900
Selling costs: $44,800
Total project cost: $592,836
Cash in deal (down + rehab out-of-pocket): $49,700
Break-even sale price: $592,836

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What's different about flipping in Austin

Austin is the most volatile market on this list. After the 2021–22 run-up, prices corrected double digits and days-on-market roughly doubled, so comps older than 60 days are actively dangerous here. Underwrite to the most recent closed sales only, model a 6–8 month hold, and treat the 1.9% effective property tax as a real line item — a $450k hold costs roughly $710 a month in taxes alone before insurance or interest. Buyer taste is unforgiving: east-side and 78704 flips are expected to arrive with designer finishes, open kitchens, and a usable outdoor space, so rehab budgets run higher than anywhere else in Texas. The upside is exit depth — tech employment, University of Texas demand, and continued in-migration still produce owner-occupant buyers at retail when the finish level matches the street.

Before you make an offer here, sanity-check the ceiling with the 70% rule calculator, then read how to estimate a rehab budget and what financing costs in 2026 — the two inputs that decide whether Austin deals pencil. You can price points, interest, and cash-to-close for a Austin loan in the hard money loan calculator. Also compare nearby Texas markets: Houston, Dallas, San Antonio, or browse all 21 markets.