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Fix & Flip Calculator · Dallas

Fix & Flip Calculator for
Dallas-Fort Worth.

DFW is a hot, deep, expensive flip market. Bigger ARVs, bigger margins, but bigger costs — Texas labor rates, foundation pier work, and softening retail buyer demand. The 70% rule still works, but only when rehab is priced at honest DFW rates.

Defaults: 90% purchase + 100% rehab on hard money, 6% sale commission, 30 days on market, $35k desired profit, 1% TRR buffer. Sign up to override every assumption.

Live Analysis
Marginal
All-In Cost
$189,962
Purchase + closing + rehab + holding
MAO (70% Rule)
$111,588
Max allowable offer to hit profit target
Sale Proceeds
$216,550
ARV minus commission + closing + TRR
Holding Costs
$6,702
Over 120 days hold
Net Profit
$26,588
After every cost line
Net ROI
98.6%
Return on $26,962 cash in
Save deal, run AI scope, export draw request PDF.
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National defaults seeded above. For DFW — purchase $160k–$320k, ARV $250k–$450k, rehab at $40–$70/sqft. Add foundation budget on inner-loop deals. Market profile below has 2025 working ranges.

DFW Flip Market Profile (2025)

Ranges drawn from DFW MLS, DCAD / TAD records, and Texas flip community benchmarks. DFW has wider zip-code variance than most markets — verify each deal.

Median ARV (flip-target)
$250k–$450k
DFW entry-to-mid retail. Higher in Plano / Frisco / Highland Park.
Median purchase (flip-buy)
$160k–$300k
Off-market wholesale on tired SFR inner-loop.
Rehab cost / sqft
$40–$70
Texas labor 25–40% above Oklahoma. Full gut runs $75–$95.
Foundation pier work
$5k–$35k
Common on 1 in 3 inner-loop deals. Texas clay is unforgiving.
Hard money rate
9.5–12% + 1–3 pts
Competitive Texas HM. National + local lenders active.
Property tax rate
2.3–2.6% of assessed
Eats $400/mo on a $200k purchase during flip hold.
Avg DOM (sale)
40–60 days
Lengthened in 2024–2025. Suburban faster than inner-loop.
Insurance (vacant)
$2,200–$3,500/yr
Vacant flip policy. Texas hail + tornado adds premium.

Ranges current to 2025. Highland Park / University Park / Plano / Frisco run dramatically higher across most categories. South Dallas and lower Oak Cliff run lower.

What's Different About Flipping in Dallas

DFW is one of the most competitive flip markets in the country. Bigger deals, deeper buyer pool, and a 2021–2022 hot streak that has cooled into a more disciplined market in 2024–2025. Four underwriting differences from Oklahoma or smaller markets.

Texas labor costs change every line item.DFW skilled trades quote 25–40% above Oklahoma. A bathroom remodel that costs $8k in OKC costs $11k–$14k in DFW. A roof that costs $9k in OKC costs $12k–$16k in DFW. HVAC replacement (full system, 3-ton, 16 SEER) runs $9k–$13k in DFW vs. $6.5k–$8.5k in OKC. Wholesalers and out-of-state investors price rehab at Oklahoma rates and call it conservative. It isn't — it's wrong. Every flip line item needs three live DFW subcontractor quotes before the offer goes in.

Foundation pier work is its own deal line. DFW sits on expansive clay soils (Houston black clay and Eagle Ford shale-derived soils dominate). Foundation movement is endemic. Roughly 1 in 3 inner-loop flip targets needs pier work — $5k–$12k for partial pier installation along a settled corner, $15k–$35k for full slab stabilization. Foundation problems show up on inspection reports during sale and tank deal pricing if not addressed. The flip math has to include either a foundation line item (if needed) or a TRR buffer of 2% to absorb a foundation surprise at inspection.

Retail buyer math is tighter than Oklahoma.A DFW retail buyer is underwriting a $325k home at 2.4% property tax. That's $650/month in tax alone, before mortgage. At 7% interest with 5% down, the buyer's monthly is ~$2,800/month all-in. That math caps how high they can stretch on offer price. Pre-2022 hot DFW had buyers stretching 5–10% above asking. 2024–2025 DFW has buyers paying asking on solid inventory and below asking when there's any condition flag. Underwrite ARV against actual recent sold prices, not active listings. List price ≠ sale price in DFW 2025.

Holding cost is a real swing factor.A DFW flip is typically a $250k–$400k all-in deal. At 10% hard money interest on a $280k average loan balance, holding cost is $2,300/month before property tax, insurance, and utilities. A 6-month flip that becomes an 8-month flip just lost $4,600 in net profit. Time-weighted holding cost (which the calculator above models correctly) is critical — don't accept a flat percentage placeholder. Build the calculator with your actual rehab days plus your honest expected market days, not the wholesaler's "6-month flip" assumption.

DFW flip checklist. Three solds within 0.5 miles and 60 days (not 90) at similar finish. Foundation inspection on every inner-loop deal — never assume the slab is clean. Three live subcontractor quotes on rehab line items. Property tax pro-rated against DCAD or TAD assessed value during your hold period. TRR buffer at 2% minimum to absorb foundation or appraisal surprises. ARV underwritten against actual sold prices, not active listings or wholesaler PDFs. Hit those and DFW flips still produce $40k–$80k net per deal.

Save the deal. AI scope from photos. Track Texas-priced line items.

Free calculator above runs one DFW flip. Full Value Add Calculator generates AI scope of work from property photos, tracks rehab at DFW labor rates, and exports lender draw requests in the format Texas hard money lenders accept.

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Dallas Fix & Flip FAQ

Is fix and flip still profitable in Dallas?+
Yes, but margins are tighter than 2020–2022. Successful DFW flippers in 2025 target $250k–$450k ARV product in inner-loop Dallas and the older Fort Worth zip codes, net $40k–$70k per flip after Texas labor costs and 6% sale costs. Sub-$250k ARV deals rarely produce enough margin to absorb DFW labor pricing. The 70% rule MAO still applies but you need to price rehab at honest Texas rates, not Oklahoma equivalents.
What rehab cost per square foot for a DFW flip?+
DFW rehab labor is 25–40% higher than Oklahoma. Working ranges: $40–$70/sqft for medium cosmetic + mechanical refresh, $75–$95/sqft for full gut or 1920s–1940s East Dallas / Oak Cliff product. Add $5k–$25k separately for foundation pier work on 1 in 3 inner-loop deals. Always get three live DFW subcontractor quotes — out-of-state assumptions undershoot by 20–30%.
How long does a flip take in Dallas?+
DFW rehab timelines run 75–140 days depending on scope, with foundation pier work adding 4–6 weeks. Days on market on flipped product is 40–60 days in 2025, up from 20–30 in 2021. Total close-to-close on a DFW flip typically runs 6–8 months when underwritten honestly. Holding cost is the swing factor — every extra 30 days on a $260k hard money loan at 10% is $2,160 off net profit.
What zip codes are best for flipping in DFW?+
East Dallas (75218, 75223, 75228) and Oak Cliff (75216, 75224, 75232) have the deepest investor inventory and clearest comps. North Fort Worth (76244, 76148) and Arlington (76014, 76016) produce steady mid-ARV flips. Avoid suburban new-build areas for flipping — entry prices are too high relative to ARV. Highland Park / Plano / Frisco flips require $700k+ ARV product and longer timelines.
How does Texas property tax affect a flip?+
During the flip itself, you pay Texas property tax pro-rata for however many months you own the property. On a $200k purchase in Dallas County, that's about $400/month of property tax accrual. A 6-month flip eats $2,400 in property tax — meaningful on a $40k net profit. The bigger impact is on the buyer side: your retail buyer is underwriting their mortgage at 2.4% tax, which limits how high they can stretch on offer price. That caps ARV more than wholesalers admit.

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