What This Calculator Does

This calculator turns your monthly carrying costs into a daily rate and shows the total cost of holding a property for common periods and any custom period you choose. It is the tool for answering the question every flipper asks: how much is this delay costing me?

Who It's For

It is for flippers modeling the time between purchase and resale, landlords carrying vacant units, investors waiting out a refinance, and anyone who owns a property that is not yet producing income.

What Each Input Means

  • Property taxes and insurance: the ownership costs that continue whether the property is rented or not.
  • Utilities: power, water, and other services while the property is vacant or in renovation.
  • HOA dues: association assessments that continue during the hold.
  • Loan interest: the monthly interest on any purchase or bridge financing.
  • Other: lawn care, security, or any additional carrying cost.

How the Calculation Works

The calculator sums your monthly costs, divides by 30 for an approximate daily rate, and multiplies by the number of days in each period. Preset periods cover 30, 60, 90, 120, 180, and 365 days, and the custom input covers anything else.

What the Output Means

Each row is the estimated cost of carrying the property for that period. Compare the 90-day and 180-day rows to see what a two-month delay costs. Use the number for the expected holding period as the holding cost input in the Fix & Flip and ARV calculators.

Common Questions

  • Should I include loan interest? Yes, if you are financing the hold. Interest is usually the largest carrying cost on a leveraged flip.
  • What if the property is rented? Then it is producing income and the net hold cost is lower. This tool models gross carrying costs only.
  • Why divide by 30 instead of the number of days in the month? For a simple, consistent estimate. Actual costs like taxes and HOA dues may accrue differently, and the result is an approximation.

Limitations

The daily rate is an approximation. Some costs are billed monthly, some quarterly, and some annually, and they may not accrue evenly. The calculator does not include the opportunity cost of your cash, taxes, or the cost of a delayed sale beyond the carrying costs you enter.

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