Local market • Charlotte, NC
House Flipping Calculator for Charlotte, NC
Banking-sector growth and steady population gains support flip resale volume.
Worked example: the 70% rule in Charlotte
With a median home price around $395,000 in Charlotte, a flipper using a 70% of ARV rule would target a maximum offer near $229,100 on a property worth $395,000 after repairs with roughly $47,400 of rehab.
| After-repair value (ARV) | $395,000 |
| Estimated rehab (≈12% of ARV) | $47,400 |
| 70% of ARV | $276,500 |
| Maximum allowable offer (MAO) | $229,100 |
These are illustrative figures. Run the actual numbers — comps, true rehab scope, holding costs, financing — in the FlipOS deal analyzer for an accurate MAO.
A more accurate MAO: work backward from your costs
The percentage rule is just a shortcut for the real formula — subtract every cost and your target profit from the ARV:
MAO = ARV − rehab − closing − holding − selling − target profit
| After-repair value (ARV) | $395,000 |
| Rehab (≈12% of ARV) | −$47,400 |
| Buy / closing costs (≈2%) | −$7,900 |
| Holding costs (≈3%) | −$11,850 |
| Selling costs (≈6.5%) | −$25,675 |
| Target profit (≈19% of ARV) | −$73,075 |
| Maximum allowable offer (MAO) | $229,100 |
Notice this lands on the same $229,100 as the 70% rule above — the rule just bakes these costs into one number. The trade-off it hides: a higher ARV percentage means a thinner profit margin (19% here), which is exactly why standard markets can hold the line at 70%. Always confirm rehab, holding, and selling costs for the specific deal.
What flippers should know about Charlotte
Banking-sector growth and steady population gains support flip resale volume. As with any market, the headline median price masks wide variation block-to-block. Pull comps inside a one-mile radius (or tighter in urban submarkets), and confirm rehab costs with at least two local contractors before committing.
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