Fix & Flip
Estimator

Is fix and flip still profitable in Northern Utah?

Yes — but the math is tighter than it was in 2021–2022. Higher interest rates on hard money loans, rising material costs, and compressed margins in some price ranges mean that profitable flips require sharper deal-finding and more conservative estimates than before. The investors who are doing well right now are buying right — meaning under market — and keeping rehab budgets realistic.

Northern Utah still offers genuine opportunity, particularly in Ogden, South Weber, and the more affordable corners of Davis County. Homes that need cosmetic updates — not structural work — in the $200,000–$350,000 purchase range tend to offer the best margins.

The 70% rule explained

The 70% rule is the industry-standard starting point for evaluating a flip: your maximum purchase price should be no more than 70% of the After Repair Value (ARV), minus your rehab costs.

Example: If a home's ARV is $380,000 and rehab will cost $55,000, the MAO (Maximum Allowable Offer) is: ($380,000 × 0.70) − $55,000 = $211,000. The 30% buffer covers financing costs, holding costs, selling costs, and profit margin. In a lower-rate environment you might push to 75%. In today's hard money rate environment, stick to 70% or tighter.

The costs most new flippers underestimate

Contingency. Always budget 10–15% above your rehab estimate. Walls hide surprises. First-time flippers who skip contingency almost always end up over budget. This is non-negotiable.

Financing costs. Hard money loans at 10–13% on a 5-month hold cost real money. On a $260,000 loan at 10% for 5 months, that's roughly $10,800 in interest alone — before points. Factor this in from day one.

Hold time. The renovation takes longer than planned. The listing sits longer than expected. A 5-month budget that becomes 8 months changes the math significantly. Build in buffer.

ARV accuracy. Your profit is only as good as your ARV estimate. The most common flip mistake is overestimating what the finished product will sell for. Pull actual sold comps within the last 90 days, same size, similar finish — not list prices, not Zestimate.

Best areas for flipping in Northern Utah (2026)

• Ogden — central and west side: Most active flip market in the region. Strong demand from first-time buyers who want in Davis/Weber for less. Look for 1950s–1970s ranchers needing cosmetic updates.
• Roy / Riverdale: Affordable entry, reliable comp base, strong buyer demand. Less competition than Ogden.
• Clearfield / Clinton: Proximity to Hill AFB drives consistent buyer demand. Cosmetic flips in the $250,000–$340,000 ARV range work well.
• South Weber / Uintah: Underrated. Larger lots, older homes, rural feel with easy commute. Buyers who can't afford Layton look here.