SealedFolio's house flipping ROI page puts the 2024 and 2025 national figures from ATTOM next to the Florida metro numbers, shows what the gross return leaves once renovation and holding costs come out, and gives you a free calculator for your own flip. It runs in your browser, nothing is saved or sent anywhere.
The typical US house flip returned 25.5 percent gross ROI in 2025, the lowest annual figure since 2008, according to ATTOM's 2025 year-end Home Flipping Report. Investors paid a median $259,019 and resold for $325,000, a gross profit of $65,981. In 2024 the same measure was 29.6 percent on a $72,000 gross profit as first published in March 2025, and ATTOM restated 2024 at 32.1 percent and $77,000 a year later. Gross means before renovation, financing, holding costs, and commissions. ATTOM notes that flipping veterans put those costs at 20 to 33 percent of the after-repair value, which is $65,000 to $107,250 on a $325,000 resale. That range swallows the whole 2025 median gross profit, so the net profit margin on a median flip sat somewhere between about break-even and a loss.
| ATTOM national median flip | 2024 | 2025 |
|---|---|---|
| Gross ROI on purchase price | 29.6% first published, 32.1% restated | 25.5% |
| Gross profit per flip | $72,000 first published, $77,000 restated | $65,981 |
| Median purchase price, then resale price | $243,000, then $315,000 | $259,019, then $325,000 |
| Rehab and other costs at 20% to 33% of resale | $63,000 to $103,950 | $65,000 to $107,250 |
Florida sits on both ends of that national picture. Ocala posted the largest drop in flipping margins of any US metro in 2025, from 492.5 percent to 124.1 percent, while Orlando and Jacksonville were among the big metros with the steepest quarterly margin declines in 2025. The SealedFolio calculator below loads the 2025 median prices so you can see the net result for yourself, then swap in your own deal.
The SealedFolio house flipping ROI calculator starts with ATTOM's 2025 median buy and sell prices and assumes a $40,000 renovation, 5 months of holding at $2,500 a month, and selling costs of 8 percent of the sale price. Those three cost figures are assumptions, not ATTOM data. Replace every field with your own numbers.
Estimate only. Net ROI divides net profit by the purchase price plus buying costs, renovation, and holding costs. The annualized figure scales that ROI to 12 months without compounding. Income tax on the profit is not included. SealedFolio is not tax or investment advice.
If the flip does not pencil and you would rather hold the house, run the rent through the SealedFolio rental property ROI calculator, which projects cash flow, appreciation, and equity over five years. Every other free tool is in the SealedFolio real estate calculator library.
House flipping ROI fell from 2024 to 2025 on every profit measure ATTOM tracks, and SealedFolio lays out both years below with the figure ATTOM first published and the one it gave later. ATTOM counts a flip as any arm's length sale of a single-family home or condo that the seller bought in another arm's length sale within the prior 12 months. Its ROI is the gross profit divided by the purchase price.
| Measure | 2024 | 2025 |
|---|---|---|
| Homes flipped | 297,885 first published, 309,050 restated | 297,045, fewest since 2020 |
| Flips as a share of all home sales | 7.6% | 7.4% |
| Gross ROI | 29.6% first published, 32.1% restated | 25.5%, lowest since 2008 |
| Gross profit | $72,000 first published, $77,000 restated | $65,981 |
| Average days from purchase to resale | 162 | 163 |
| Flips bought with financing | 36.9% | 37.7% |
| Flips sold to FHA-backed buyers | 10.7% | 11.3% |
| Metros with a year over year margin change | Margins improved in 116 of 213 | Margins fell in 150 of 215 |
For scale, ATTOM puts the peak of the last decade at 54.2 percent in 2016 and the post-crash high at 61.1 percent in 2012, when typical flips were bought for under $150,000. The median flipped home in 2025 was built in 1978, the oldest ATTOM has recorded, and ATTOM CEO Rob Barber pointed to older homes as one way flippers are trying to hold on to profit. The 162 day figure for 2024 comes from ATTOM's note that 2025's 163 days was one day longer than 2024.
Quarterly house flipping ROI slid for seven straight quarters from mid-2024 to the end of 2025, and SealedFolio shows each quarter twice because ATTOM restates the prior quarter in every new report. The restated figure is usually higher. Quote the first published number and the later one can make your source look wrong, so check which report a figure came from before you compare two of them.
| Quarter | Gross ROI first published | Gross ROI in a later report | Gross profit first published |
|---|---|---|---|
| Q2 2024 | 30.4% | 31.2% | $73,492 |
| Q3 2024 | 28.7% | 28.6% | $70,250 |
| Q4 2024 | 26.5% | 28% | $66,100 |
| Q1 2025 | 25% | 29.6% | $65,000 |
| Q2 2025 | 25.1% | 26.5% | $65,300 |
| Q3 2025 | 23.1% | 24% | $60,000 |
| Q4 2025 | 23.6% | 24.7% | $62,000 |
| Q1 2026 | 25.4% | Not yet restated | $66,000 |
The later figure in each row comes from a subsequent ATTOM report. For example, the Q1 2026 report puts Q1 2025 at 29.6 percent and $74,172, against 25 percent and $65,000 when Q1 2025 was first released. Both versions tell the same story. Q3 2025 was the first quarter under 25 percent since 2008, and Q1 2026 was the first increase in nearly two years. The SealedFolio real estate investing statistics roundup carries the latest quarter alongside rental and resale returns, refreshed monthly.
The house flipping ROI figure every headline quotes is gross, and SealedFolio's calculator exists because the net number is the one you keep. ATTOM's gross profit is the resale price minus the purchase price, nothing else. It does not subtract the renovation, the loan interest, property tax and insurance while you hold, closing costs on either side, or the agent's commission. ATTOM's own methodology note says flipping veterans estimate those costs typically run 20 to 33 percent of the after-repair value.
Apply that range to ATTOM's own medians and the net result is thin. In 2025, 20 to 33 percent of a $325,000 resale is $65,000 to $107,250, against a gross profit of $65,981. At the low end the median flip clears about $981. At the high end it loses about $41,269. In 2024, as first published, 20 to 33 percent of a $315,000 resale is $63,000 to $103,950 against $72,000 of gross profit, so the range runs from a $9,000 profit to a $31,950 loss. Neither is a forecast for any single house. Both show why a 25 percent gross margin is closer to break-even than to a payday.
Two more costs sit outside that range. A flip sold within a year of purchase produces a short-term gain taxed at ordinary income rates, and an investor who flips often enough can be treated as a dealer, which adds self-employment tax. A flip also cannot be rolled into a 1031 exchange, because a house bought to resell is held for sale rather than for investment, which the SealedFolio 1031 exchange and depreciation recapture calculator page covers under like-kind property.
Florida house flipping returns in 2024 and 2025 ranged from some of the highest margins in the country to some of the steepest declines, and SealedFolio lists every Florida metro ATTOM named in its 2024, 2025, and Q1 2026 reports. ATTOM's releases do not publish a single statewide Florida ROI, so treat any statewide figure you see elsewhere with care and ask where it came from.
| Florida metro | What ATTOM reported | Period |
|---|---|---|
| Ocala | Gross ROI fell from 492.5% to 124.1%, the largest margin drop of any US metro | 2024 to 2025 |
| Ocala | 141.5% gross ROI, the highest of any metro that quarter | Q3 2024 |
| Ocala | 84.5% of flips bought with cash, third highest in the US | 2025 |
| Orlando | Gross ROI fell from 35.6% to 22.3%, one of the biggest drops among metros over 1 million people | Q1 to Q2 2025 |
| Jacksonville | Gross ROI fell from 38% to 27.2% | Q1 to Q2 2025 |
| Jacksonville | Flipping rate down 16.9%, the second largest drop among metros over 1 million people | 2024 |
| Miami | Flipping rate down 13.6% | 2024 |
| Miami | Flips were 5.5% of sales, among the lowest rates of any metro over 1 million people | Q1 2026 |
| Tampa | Flips were 10% of all home sales | Q3 2024 |
| Gainesville | Gross ROI fell from 64% to 20% | Q2 to Q3 2024 |
| Tallahassee | Flipping rate down 37.5%, the second largest drop in the US | 2025 |
| Lakeland | 29.5% of flips sold to FHA-backed buyers | Q2 2025 |
| Naples and Cape Coral | 79.2% and 77.5% of flips bought with cash | Q1 2026 |
The pattern in the Florida data matches the national one. Ocala, a lower-priced inland market, produced triple-digit gross margins, while the large coastal and central metros moved toward the 25 percent national median or below it. Ocala's collapse from 492.5 percent to 124.1 percent is still a 124 percent gross return, which says more about how extreme 2024 was there than about 2025 being bad. Heavy cash buying in Ocala, Naples, and Cape Coral also means financing costs shape fewer of those deals.
Florida has its own deed tax to budget for. Florida Statutes section 201.02 charges documentary stamp tax on deeds at 70 cents per $100 of the price, which is $2,275 on a $325,000 sale, and Miami-Dade County uses its own rate. Put it in the selling costs field of the SealedFolio calculator above along with commission and title, and price hurricane-season insurance into the monthly holding cost rather than guessing at it after you close.
House flipping ROI falls as the purchase price rises, and the ATTOM price bands below show it more clearly than any metro list. SealedFolio pulls them from three separate ATTOM quarterly reports.
| What the investor paid | Typical gross ROI | ATTOM report |
|---|---|---|
| Under $50,000 | A 14% loss | Q1 2026 |
| $100,000 to $200,000 | 37% in Q2 2025, 32% in Q1 2026 | Q2 2025 and Q1 2026 |
| $200,000 to $300,000 | 27% | Q2 2025 |
| $300,000 to $400,000 | 22% | Q2 2025 |
| Metros with a median flip purchase under $225,000 | 46.4% median | Q1 2025 |
| Metros with a median flip purchase over $400,000 | 19% median | Q1 2025 |
The catch is that a higher percentage on a cheaper house can still be fewer dollars. A 37 percent gross return on a $150,000 purchase is $55,500, less than the 2025 national median gross profit of $65,981. Renovation costs do not always shrink with the price either, because big items such as a roof or an HVAC system are priced by the job rather than by what the house is worth. Run both cases through the SealedFolio calculator above before you decide a low-price market is the better bet.
House flipping ROI is net profit divided by the total money you put in, and profit margin is net profit divided by the sale price. The SealedFolio calculator runs both, plus the gross ROI ATTOM reports, using these steps.
The fix is almost always the purchase price. Flippers use the 70 percent rule as a first screen: pay no more than 70 percent of the after-repair value minus the renovation budget. On this house that is 70 percent of $325,000, or $227,500, minus $40,000, for a maximum offer of $187,500. Buy at $187,500 with every other input unchanged and the SealedFolio calculator shows $54,000 of net profit, a 22 percent net ROI, and a 16.6 percent net margin.
The 70 percent rule is a rule of thumb, not a law. In a market where your costs run toward 33 percent of the resale, it leaves little room. The calculator's break-even line, $241,500 on the loaded example, tells you the most you can pay before the deal loses money, which is a harder number to argue with.
House flipping is still worth it for investors who can buy well below the median and much harder for anyone paying close to market, which is SealedFolio's reading of ATTOM's 2025 and 2026 data. The national gross ROI of 25.5 percent in 2025 was the weakest since 2008, but a quarter of metros still posted gross margins of 50 percent or more in mid-2025, and Q1 2026 brought the first increase in nearly two years.
Investor mood has turned up with it. CNBC reported in March 2026 that 71 percent of investors in the John Burns Research and Consulting and Kiavi fix-and-flip survey expected to buy more homes in 2026, against 66 percent a year earlier and 49 percent in 2024. The share of flippers selling mostly below their expected after-repair value fell to 17 percent in the fourth quarter of 2025 from 21 percent the quarter before.
Flipping is probably not worth it for you if the calculator shows a net ROI under the return you could earn on the same cash elsewhere with less risk, if your renovation budget has no contingency, or if your market is one of the large Texas metros ATTOM found with single-digit gross margins, such as Austin at 2 percent and Dallas at 4.3 percent in Q1 2026. A rental hold can be the better exit in those cases, and the SealedFolio rental cash flow calculator shows whether the same house would carry itself.
SealedFolio is a desktop real estate portfolio tracker for Mac and Windows that records income, expenses, and mortgages per property in an encrypted vault on your own computer. It is built for rentals, not for managing a rehab crew, so it will not schedule contractors or track draw requests. What it does well for a flipper is keep every dollar spent on each property in categorized lines, so the renovation and holding figures this calculator asks for come from records instead of memory, and it calculates ROI and cap rate on the houses you decide to keep and rent.
SealedFolio Pro costs $19 a month or $179 a year for up to 3 properties. SealedFolio Portfolio costs $39 a month or $297 a year for unlimited properties and adds budgets and scenario analysis. Every SealedFolio plan is paid at checkout and includes a 30-day money-back guarantee.
Keep every flip's costs on your own machine
See SealedFolio pricingThe typical US house flip returned 25.5 percent gross ROI in 2025, according to ATTOM's 2025 year-end Home Flipping Report. The median investor bought for $259,019 and sold for $325,000, a gross profit of $65,981. That was the lowest annual return since 2008. It is a gross figure, measured before renovation, financing, holding costs, and commissions, so the net return on a typical flip was far lower.
ATTOM first reported a 29.6 percent gross return on investment for 2024, on a $72,000 gross profit from a $243,000 median purchase and a $315,000 median resale. In its 2025 year-end report ATTOM restated 2024 at 32.1 percent and $77,000. Either way 2024 beat 2025, and both years sat far below the 54.2 percent peak ATTOM recorded in 2016.
There is no official benchmark, but the national data sets a floor. ATTOM's 2025 median gross ROI was 25.5 percent, and ATTOM notes that renovation and other costs typically run 20 to 33 percent of the after-repair value, which on the 2025 median flip consumed nearly all of the gross profit even at the low end. So a flip needs a gross ROI well above 25 percent, or costs well under 20 percent of the sale price, to leave a real net profit. Many flippers screen deals with the 70 percent rule, paying no more than 70 percent of the after-repair value minus repairs.
It depends heavily on the metro. ATTOM reported Ocala's gross flipping ROI at 492.5 percent in 2024 and 124.1 percent in 2025, while Orlando fell from 35.6 percent to 22.3 percent and Jacksonville from 38 percent to 27.2 percent between the first and second quarters of 2025. ATTOM does not publish a statewide Florida figure. Florida also charges documentary stamp tax on deeds, 70 cents per $100 of the price in most counties.
Add the purchase price, buying closing costs, renovation, and holding costs to get the money you put in. Subtract selling costs from the sale price, then subtract the money you put in to get net profit. Divide net profit by the money you put in for net ROI, or by the sale price for net profit margin. ATTOM's published figure is simpler: sale price minus purchase price, divided by purchase price, with no costs taken out.
Each ATTOM report restates earlier periods, and the restated figures are usually higher. Q1 2025 was first released at a 25 percent gross ROI and $65,000 gross profit, then shown as 29.6 percent and $74,172 in the Q1 2026 report. The 2024 annual ROI moved from 29.6 percent to 32.1 percent. Check which report a figure came from before you compare two numbers.
It can be, but mainly for investors who buy well under market. ATTOM's gross ROI rose to 25.4 percent in Q1 2026, the first increase in nearly two years, yet still sat below 29.6 percent a year earlier. Lower-priced metros such as Pittsburgh and Buffalo posted gross margins above 80 percent that quarter, while Austin and Dallas were under 5 percent.
Yes, as property-level income and expense records. SealedFolio records every expense per property in categorized lines on your own computer, so renovation and holding costs are ready when you calculate net profit, and it calculates ROI and cap rate if you keep the house as a rental. It does not schedule contractors or manage lender draws.