The average profit on a house flip in South Florida ranges from $25,000 to $75,000 per deal — but that average hides enormous variation. Here's what profitable flips actually look like versus the ones that lose money.
What's the average profit on a house flip? Nationally, ATTOM Data reports gross flipping profits averaging $65,000–$75,000 per deal — but that's gross profit before taxes, carrying costs, and transaction fees. In South Florida specifically, the numbers vary significantly by market, price point, and investor experience. Here's an honest breakdown of what South Florida flippers actually earn.
Gross profit vs. net profit: what most sources get wrong
When flipping statistics cite "average profit," they almost always mean gross profit — the difference between purchase price and sale price. Net profit is what matters, and it's substantially lower. Here's what gets deducted from gross profit on a typical South Florida flip:
- Renovation costs (the biggest variable)
- Financing costs: hard money interest (12–18% annually) + origination points (2–4%)
- Holding costs: insurance, property taxes, utilities during renovation
- Selling costs: agent commissions (4–5%), closing costs, documentary stamp taxes
- Acquisition costs: closing costs, inspection, title search
A deal with $80,000 in gross profit (buy at $220,000, sell at $300,000) might net $35,000–$45,000 after all costs. That's still excellent — but it's far from $80,000.
What South Florida flip profits actually look like by market
The profit range varies significantly depending on which South Florida county and price point you're operating in:
- Entry-level markets (St. Lucie, Highlands, inland Broward): Purchase $160,000–$220,000, ARV $240,000–$310,000. Net profit range: $20,000–$45,000 per deal. Lower absolute dollars but often better percentage returns and faster execution.
- Mid-market (West Palm Beach, Boca Raton suburbs, Fort Lauderdale): Purchase $250,000–$380,000, ARV $370,000–$520,000. Net profit range: $35,000–$70,000. This is the most competitive segment — most South Florida flippers operate here.
- Upper-mid ($500K–$900K ARV): Larger absolute dollars but also larger capital requirements, longer timelines, and more finicky buyers. Net profit range: $60,000–$120,000 when executed well.
- Luxury ($1M+ ARV): High variance. A well-executed luxury flip can net $150,000–$400,000+. A poorly-executed one can lose $100,000+. Not recommended for beginners.
A real South Florida flip deal breakdown
Here's a realistic example from Broward County's mid-market in 2026:
- Purchase price: $295,000
- Renovation cost: $52,000 (cosmetic + kitchen + baths + HVAC service)
- Hard money financing (65% LTV at 14% for 5 months): $18,500
- Holding costs (taxes, insurance, utilities × 5 months): $4,200
- Sale price: $430,000 (ARV confirmed by comps)
- Selling costs (5% commission + closing): $23,500
- Net profit: $430,000 − $295,000 − $52,000 − $18,500 − $4,200 − $23,500 = $36,800
$36,800 on a 5-month project with $103,000 of personal capital deployed (35% down + renovation) = 35.7% cash-on-cash return annualized. That's strong.
What separates profitable flips from money-losers
The investors who consistently flip profitably in South Florida share these characteristics:
- Conservative ARV estimates: They price against the lowest comps, not the highest, leaving buffer for market movement
- Detailed renovation scopes before closing: They get contractor bids on specific scopes before committing to the purchase — not ballpark estimates
- Reliable contractor teams: Time is money. A renovation that takes 7 months instead of 4 costs $10,000–$15,000 in extra carrying costs
- Buy right: The profit is made at acquisition. Overpaying for a property by $20,000 turns a $40,000 net profit into a $20,000 net profit
Use our Fix & Flip Calculator to model any deal's true net profit — including all carrying and selling costs — before you commit. Our team helps South Florida investors source, analyze, and execute deals across all six counties. Connect with us to get started.
