House Flip Budget vs Actual Tracker Spreadsheet
This spreadsheet compares the profit a flip was underwritten to make against the profit it actually made, and names the line that took the difference.
There are hundreds of flip spreadsheets that run before the deal: you type an offer, a rehab guess and a resale value, and they project what you might make. Very few run during and after, as the invoices arrive and the months pass. This one fills in as you go and reconciles every dollar between the profit you underwrote and the profit you banked.
What is in it
- Seven linked tabs, from Start Here to an Overview with planned and actual in two columns and the difference between them.
- Setup — purchase price, closing costs, the loan and its rate, months planned against months actually held, and the price you underwrote.
- Rehab — 40 rows with budget and actual side by side, and the variance and the percentage over worked out for every line.
- A “What happened” note beside every rehab line, so that in six months the reason still sits next to the number.
- Holding — loan interest calculates itself from Setup; you add insurance, utilities and tax, and it multiplies by planned months and by actual months.
- Sale and Where It Went — the real sale price, the agent’s fee, seller closing costs and concessions, and the reconciliation that is the point of the file.
Who it is for
Anyone who buys, renovates and resells: solo flippers, small partnerships, contractors doing one or two projects of their own a year, and investors who want the last deal priced into the next offer instead of a rule of thumb.
The worked example
The worked flip is a $182,000 purchase with $4,370 of closing costs, a $145,600 loan at 11% interest-only, a $52,000 rehab budget and four months planned. The rehab came in at $61,400 — the roof alone ran $2,750 over once the decking was opened up. A failed electrical inspection and a slow appraisal pushed the hold from four months to six at $1,955 a month, and the house listed at $310,000, sat nineteen days and sold for $302,000 with $2,000 of concessions.
Then the reconciliation. $44,591 of profit was underwritten; the rehab overrun took $9,400, the extra months $3,909, the price $8,000 and the extra selling costs $1,504, leaving $21,778 actually made — 48.8% of what was planned, with every dollar of the gap named and the four lines adding up exactly. That was a 7.2% margin and a 19.1% return on the $113,898 of cash in the deal, or 38.2% annualised over the six months it was held.
How it works
Compatible with Microsoft Excel 2016 or newer on Windows or Mac, Google Sheets, and LibreOffice. No macros, no add-ons, no account to create, nothing to install.
The download has two workbooks: one with the example above already filled in, so you can see what every column expects, and the same file completely blank for your own figures. A plain-English guide comes as a PDF. WhatsApp’tan sipariş ver — $9
Orders are taken on WhatsApp: message me and I’ll send the payment details, then the files as soon as the payment is confirmed.
A look inside the file
Questions people actually ask
How do I work out where the profit on a flip actually went?
The file reconciles the profit you underwrote against the profit you made and names every dollar of the gap in four lines: rehab over budget, extra holding time, price achieved against target, and extra selling costs. In the worked flip, $44,591 of underwritten profit lost $9,400 to rehab overruns, $3,909 to a longer hold, $8,000 to selling under target and $1,504 to extra selling costs, leaving $21,778 — 48.8% of what was underwritten. The four lines add up exactly; that is the whole idea.
Is it only useful once the house is sold?
No — mid-project is when it is most useful. Fill in the rehab actuals as the invoices arrive and you can watch the profit move while you can still do something about it. Each rehab line also has a "What happened" column: the number tells you the roof ran $2,750 over, and the note tells you the decking was rotten under the covering, which is the part you price into the next offer.
What do I put in if I paid cash, with no loan?
Put zero in the loan amount and the interest line goes to zero — everything else works exactly the same. Otherwise the loan interest calculates itself from Setup and you add insurance, utilities and tax, then the file multiplies the holding cost by the months planned and by the months actually held. In the worked flip, a $145,600 loan at 11% interest-only made each of the six months cost $1,955 against four months planned.
Does it need Excel, or can I use Google Sheets?
Either — it is a .xlsx workbook that opens in Excel 2016 or newer on Windows and Mac, in Google Sheets through File then Import then Upload, and in LibreOffice. No macros, no add-ons, nothing to install, no account and no subscription. One project per file, deliberately, so nothing bleeds between deals and each flip keeps its own history.
Will it work out my maximum offer?
No — it is not a deal analyser and there is no 70% rule button. It measures the deal you already did, so the next offer is based on your own numbers instead of a rule of thumb. It is not a project schedule or a contractor management tool, it is connected to no bank, lender or listing service — nothing syncs and nothing logs in — and it is not tax, lending or legal advice.
Need it built around your business?
This file assumes one house, one loan and a straight resale. If your deals work differently — a refinance and hold instead of a sale, a hard money draw schedule with points and a fee on every draw rather than flat interest-only, or a partner taking a split of the net with different money in — I can build the same reconciliation around the way your deals are actually financed and closed.
All other templates are listed on the Excel & Google Sheets Templates page.