Austin TX Fix & Flip Tools · 2026

Fix & Flip Deal Analyzer
Austin, Texas

Every calculator an investor needs: ARV tracker, full deal analyzer, rehab cost estimator by zip, 70% rule screener, and hard money loan math - all in one place.

70% Rule Calculator ARV by Zip Code Rehab Cost Estimator Hard Money Loan Calc
Run Your Deal ↓
Full Deal Analyzer

Fix & Flip Profit Calculator

Enter your deal numbers to see net profit, ROI, maximum allowable offer, and a pass/fail assessment - updated live as you type.

Deal Inputs

Purchase

Rehab

% of rehab budget for surprises

Financing

% of loan amount

Selling Costs

Title, taxes, buyer credits, etc.

Insurance, utilities, taxes, maint.

Inspection, title, lender fees

Deal Results

Total Rehab (w/ contingency) -
Financing Cost -
Selling Commission -
Holding Costs -
All Closing Costs -
Total All-In Cost -
Net Profit -
Cash-on-Cash ROI -
Profit Margin (% of ARV) -

Max Allowable Offer (70% Rule)

-

ARV × 70% − Rehab (w/ contingency)

Austin tip: In central zip codes (78702, 78703, 78704), experienced investors often stretch to 72 to 75% of ARV given faster resale timelines and thinner inventory. Suburban flips should stay at or below 70% - days on market run higher and holding costs compound.
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Quick Screener

70% Rule Calculator

Enter ARV and repair estimate to instantly see your Maximum Allowable Offer (MAO). Use this to quickly screen MLS deals before running the full analysis.

Max Allowable Offer

$235,000

ARV × Rule%

$280,000

Potential Profit Buffer

$45,000+

Repairs as % of ARV

11.25%

How to use the 70% rule: If the asking price is above your MAO, you need to either negotiate down or walk away. The "profit buffer" shown is not your actual profit - it must cover all financing, holding, and closing costs. Run the full analyzer above to see true net profit.
Rehab Cost Estimator

Estimate Your Rehab Budget

Drag each slider to your expected cost for each category. Running total updates as you go. Add 15 to 20% contingency for unknowns.

Total Estimated Rehab

$0/sqft

$0

Austin rehab labor rates: Central Austin (78702 to 78704) runs ~20 to 35% more than suburban areas due to permit complexity, parking constraints, and union-adjacent labor. Budget $75 to 125/sqft for full gut rehabs centrally; $45 to 75/sqft in suburban growth corridors.

Austin Rehab Cost Zones

Central Core

$85 to 125/sqft

Full gut rehab. High labor rates, permit costs, parking challenges.

78703 · 78704 · 78702 · 78701

Inner East/North

$65 to 95/sqft

Good contractor access. Strong buyer demand supports premium finishes.

78722 · 78751 · 78752 · 78757

Near Suburbs

$50 to 75/sqft

Larger homes, easier permitting, competitive labor market.

78745 · 78748 · 78723 · 78749

Outer Suburban

$40 to 65/sqft

Lower labor costs, tract-home layouts, faster permit timelines.

78617 · 78653 · 78660 · 78641

ARV Reference Data

Austin ARV by Zip Code

Estimated price per square foot ranges for renovated homes by zip code, based on 2026 Austin MLS comparable sales. Use the mid-range as your base ARV estimate, then verify with actual comps.

Zip Code Neighborhood/Area Low $/sqft Mid $/sqft High $/sqft Range Visual Zone
Important: These are estimates for fully renovated, move-in-ready properties with quality finishes appropriate for the neighborhood. ARV is based on actual closed comps, not list prices. Always pull your own comps from MLS - Zillow and Redfin estimates can be off by 5 to 15% in rapidly-shifting Austin submarkets.
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Financing Calculator

Hard Money Loan Calculator

Calculate total financing costs for a hard money loan - interest payments, origination points, and all-in cost as a percentage of ARV.

Loan Details

% of loan amount (1 point = 1%)

Charged if you extend the loan

Loan Cost Breakdown

Monthly Interest Payment -
Total Interest (full term) -
Origination Points Cost -
Extension Points Cost -
Total Financing Cost -
As % of ARV -
Effective Annual Cost -
Austin lender range: Most Austin hard money lenders charge 10 to 14% interest + 2 to 4 points, with 65 to 75% ARV LTV. Some offer 80% of cost (purchase + rehab) for experienced flippers.
Before You Close

Fix & Flip Due Diligence Checklist

Check each item before making an offer or proceeding to close. Missed items are the #1 cause of blown flip budgets.

Common Questions

Fix & Flip FAQ - Austin TX

What is the 70% rule in fix and flip investing?
The 70% rule says you should pay no more than 70% of a property's After Repair Value (ARV) minus your estimated repair costs. Formula: MAO = (ARV × 0.70) − Repairs. This rule builds in room for holding costs, closing costs, and profit. In hot Austin zip codes like 78703 or 78704, experienced investors often stretch to 72 to 75% given faster sale timelines and strong appreciation.
What is ARV and how do I estimate it in Austin?
ARV (After Repair Value) is what the property will sell for once fully renovated, based on comparable sales within the last 6 months within 0.5 miles in similar condition. In Austin, ARV ranges from roughly $175/sqft in Del Valle (78617) to $550 to 750/sqft in Tarrytown (78703). Your ARV estimate is only as good as your comps - always pull actuals from MLS, not Zillow estimates. A local Austin realtor with investor experience can pull accurate comps for you.
What does a typical fix and flip rehab cost in Austin?
Full gut rehabs in central Austin (78702, 78703, 78704) typically run $75 to 125/sqft due to higher labor rates and permit costs. Suburban areas (Pflugerville, Manor, Del Valle) range $45 to 75/sqft. Kitchen remodels run $25,000 to 60,000; bathrooms $8,000 to 20,000; roofs $12,000 to 22,000; HVAC $8,000 to 15,000. Always add a 15 to 20% contingency - Austin projects routinely surface hidden issues like pier-and-beam leveling ($5,000 to 25,000), knob-and-tube wiring, and failed septic systems.
What hard money loan terms should I expect in Austin?
Austin hard money lenders typically charge 10 to 14% interest, 2 to 4 origination points, on 6 to 12 month terms. LTV is usually 65 to 75% of ARV (not purchase price). Budget your financing cost as: (loan amount × monthly rate) × hold months + (points × loan amount). For a $300K loan at 12%/2 pts over 6 months, that's roughly $18,000 interest + $6,000 points = $24,000 in financing costs.
Is fix and flip still profitable in Austin in 2026?
Yes, but margins are thinner than 2020 to 2022. The Austin market has corrected from peak prices, creating more distressed deal flow. Profitable flips in 2026 require disciplined buying (at or below MAO), accurate rehab scoping, and targeting zip codes with strong buyer demand and sub-60-day sale times. Central Austin flips with $50,000 to $120,000 profit are achievable; suburban flips typically target $30,000 to $70,000. Work with a realtor who has investor experience to find off-market and pre-MLS opportunities.
What closing costs should I budget for a fix and flip?
Budget approximately 1 to 2% of purchase price to acquire (title, lender fees, inspection) and 6 to 8% of ARV to sell (agent commissions 5 to 6%, title, taxes, closing credits). On a $300K purchase / $450K ARV deal, that's roughly $4,500 to buy and $31,500 to sell - totaling $36,000 in closing costs alone. Always run the full numbers, not just the gross profit. The Deal Analyzer above accounts for all of these.
Work With Luke Allen

Ready to Find Your Next Flip?

Luke works with Austin investors to source off-market deals, pull accurate ARV comps, and represent both the buy and sell side of fix-and-flip transactions. Reach out below.

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1031 Exchange Strategy Note

Holding the flip as a rental? 1031 exits become possible.

Pure flips are taxed as ordinary income and do not qualify for 1031 treatment. But if you transition the property into a held-for-investment rental for a meaningful holding period, future sales can use a 1031 exchange to roll equity tax-deferred into a larger investment. The IRS does not publish a hard holding-period rule, but most CPAs recommend 12-24 months of demonstrated rental use before exchanging.