Fix & Flip Calculator — San Antonio, TX

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

Median ARV: $340,000
Median purchase: $265,000
Avg rehab: $38,000
Days on market: 30 days
Property tax: 2%
Insurance / yr: $2,100
Hard money rate: 11.75%
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

-$22,475

ROI (cash)

-35.9%

Annualized

-71.8%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$200,000

You're $65,000 over the rule.

75%

$217,000

70%

$200,000

80%

$234,000

Cost breakdown

Purchase price: $265,000
Rehab budget: $38,000
Interest: $16,021
Loan points: $5,454
Property tax: $3,400
Insurance: $1,050
Utilities: $1,050
Purchase closing: $5,300
Selling costs: $27,200
Total project cost: $362,475
Cash in deal (down + rehab out-of-pocket): $30,300
Break-even sale price: $362,475

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What's different about flipping in San Antonio

Longer days-on-market and 2% property tax mean you should model a 7-month holding period, not the 4–5 typical elsewhere.

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