Free Tool · Land Deal Math · 1 of 2
Land buy calculator
An estimate, not an appraisal. This tool does the arithmetic every land flipper
does in a spreadsheet — it cannot verify a title, access, or a county's actual tax bill.
The county price references come from the
Acreford county land guides.
Where the money goes — your all-in cost
Your offer vs the county
If the county's typical market holds
Profit if you later sell at the county's typical low / middle / high per-acre price (after selling costs).
Sell at low
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Sell at middle
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Sell at high
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All-in basis from above: —. Carry it to the sell calculator when you're ready to price the exit.
The offer — move the bars, watch the graphics above
How the math works
all-in cost = acres × offer $/acre + back taxes + annual tax × months/12 + buying costs
county mid = (typical low + typical high) ÷ 2
profit at price P = acres × P × (1 − selling costs %) − all-in cost
offer vs market = offer $/acre ÷ county mid
Raw-land flips are usually bought at a fraction of retail — the classic Land Geek-style target is buying at 25–50% of market value. The gate under the county bar says which side of that line your offer is on. A thin margin on a high purchase price is the most common beginner loss.
What taxes do to a deal: cheap land in high-levy counties (Costilla CO at 38 mills, Park CO at 50) can carry a surprisingly real tax bill relative to a $500 purchase price. The holding input makes that visible in the cost stack.
County price references
Click a county to load it into this calculator — its prices snap to the county's typical market. (The county line above links to the full guide.)
Offer looks good? Price the exit before you buy.
The sell calculator compares what the same deal pays as a cash sale, a wholesale, or an owner-finance note — interest included.
Open the sell calculator Play Land Flipper Tycoon free