Resources · Profit calculator

What you actually keep.

A higher list price is not the same as a bigger check. Put in your numbers to compare listing with a broker against selling directly — and find the offer that beats the listing.

The saleExpected price if listed$Dizposition offerLeave blank to see the break-even offer, or enter ours or one you're weighing$Loan payoffOptional$

Costs of sellingBroker commissionYour listing agreement's rate; 5% is a placeholder%

StatePrefills the transfer tax where we have a sourced rate

Transfer tax%Other closing costsTitle, legal, recording$

Time to closeCarrying cost per monthTaxes, insurance, debt service, utilities. Applies to both sales$Months until closing, if listedMarketing period plus escrow; 4 is a placeholderDays until closing, directWe can close in as little as 30; use your date

Listing onlyRepairs or credits to sellWhat a conventional buyer would ask for$

Gain (optional)Adjusted basisPurchase price plus improvements, less depreciation$

Break-even offer$1,900,000

ListingAt break-even

Sale price$2,000,000$1,900,000

Commission−$100,000$0

Transfer tax$0$0

Closing costs$0$0

Repairs / credits$0$0

Carrying costs (4 mo / 30 days)$0$0

Net proceeds$1,900,000$1,900,000

Break-even offer

$1,900,000

An offer at this price nets you the same as listing at $2,000,000, without the 4-month wait. Enter an offer to compare. Anything above the break-even nets you more than listing.

An estimate from your inputs, not an offer, appraisal, or tax advice. Taxes on the gain depend on your situation — see the 1031 exchange guide.

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FAQ

How the calculator works

What is the break-even offer?

It is the cash offer that leaves you with the same net proceeds as listing at the price you entered, after commission, transfer tax, repairs, and carrying costs. An offer above it puts more in your pocket than the listing would, before you count time and certainty.

How are carrying costs handled on each side?

Your monthly carrying cost is charged for the months a listing takes to close, and pro-rated by day for the direct sale (30 days by default, one month, because we can close in as little as 30 days). Change either period to match your situation; both line items are shown in the results.

Why is the offer blank, and where do the defaults come from?

We leave the offer empty so the calculator does not pre-decide the answer; until you enter one it shows the break-even offer instead. The 5% commission and 4-month listing period are placeholders, not market statistics. Replace them with your listing agreement and your broker's estimate.

Does this include capital gains tax?

No. It shows your estimated gain if you enter an adjusted basis, but the tax depends on your holding period, depreciation recapture, state, and whether you exchange. A 1031 exchange can defer it entirely.

Where does the transfer tax rate come from?

When you pick a state we have researched, the calculator fills in the rate from that state's page, where the source is cited. Local add-ons and tiered rates vary, so check the figure against your title company's estimate.

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