North Carolina
Fix and flip calculator for North Carolina: Raleigh, Charlotte, Wilmington and the Outer Banks
North Carolina closings are cheaper to record than Virginia's, but the excise tax rounds up and a handful of northeastern counties add a 1% land transfer tax. The calculator above uses North Carolina defaults so a Raleigh flip and a Dare County flip do not get the same closing cost line.
Projected net profit
-$13,298
-3.2% margin on ARV over 6 months
Cash needed
$87,548
Return on cash
-15%
Max offer
$240,000
$30k profit, 12% margin
70% rule
$222,610
Break-even ARV $427,526
Where every dollar goes
- Purchase
- $300,000
- Rehab with contingency
- $66,000
- Buy closing costs
- $3,182
- Loan points and fees
- $8,285
- Loan interest
- $15,632
- Taxes, insurance, utilities
- $3,675
- Selling costs
- $28,825
- Total cost
- $425,598
Planning defaults: hard money 11%, 2 points, $1,500 fees, 90% of price and 100% of rehab, interest on drawn funds; 5.5% commission and 1% concessions; state closing and transfer taxes. Not a quote.
Comps, rehab, refi and a verdict for a real address. Invite-only beta.
North Carolina closing costs, as the app models them
North Carolina has no recordation tax. The buyer pays flat recording fees of $90 ($26 for the deed and $64 for the deed of trust), an attorney closing fee (default $1,200), an inspection and, when financed, a lender title policy. The seller pays excise tax of $1 per $500 of price, and the app rounds the price up to the next $500 first.
Seven counties also charge a 1% local land transfer tax on the sale price: Camden, Chowan, Currituck, Dare, Pasquotank, Perquimans and Washington. The app adds it to the seller's costs when the property is in one of them.
| Item | Who pays | Default |
|---|---|---|
| Attorney closing fee | Buyer | $1,200 |
| Recording fees | Buyer | $90 ($26 deed, $64 deed of trust) |
| Inspection | Buyer | $500 |
| Lender title policy | Buyer, financed only | 0.45% of the loan amount |
| Excise tax | Seller | $1 per $500, price rounded up to the next $500 |
| Local land transfer tax | Seller, 7 counties only | 1% of the sale price |
| Fixed sell costs | Seller | $1,200 |
| Commission and concessions | Seller | 5.5% and 1% of the sale price |
| Refi recording | Borrower | $64, no recordation tax |
- Attorney closing fee
- $1,200.00
- Recording fees
- $90.00
- Inspection
- $500.00
- Lender title (0.45% x $270,000)
- $1,215.00
- Buy closing total
- $3,005.00
- Commission (5.5% x $412,300)
- $22,676.50
- Concessions (1% x $412,300)
- $4,123.00
- Excise tax ($412,300 rounds up to $412,500, x 0.2%)
- $825.00
- Fixed sell costs
- $1,200.00
In Dare or Currituck the app adds 1% of $412,300, or $4,123.00, for a sell cost total of $32,947.50. Planning figures only. Confirm with your closing attorney.
That 1% line matters on the Outer Banks. On a $412,300 sale it is about five times the state excise tax, so leave it out and your profit is overstated by thousands.
Property tax rates by area
North Carolina rates in the app combine the county and city rate. All of them are marked verify, so check the current rate with the county tax office before you rely on it.
| Area | Combined rate | As of | Notes |
|---|---|---|---|
| Raleigh (Wake Co.) | 0.87% | FY2025 estimate | Verify |
| Charlotte (Mecklenburg Co.) | 0.76% | FY2025 estimate | Verify |
| Wilmington (New Hanover Co.) | 0.62% | FY2025 estimate | Verify |
| Dare County (Outer Banks) | 0.55% | Estimate | Verify; 1% land transfer tax applies |
| Currituck County | 0.50% | Estimate | Verify; 1% land transfer tax applies |
Rehab pricing by region
The app scales its rehab presets by region. Raleigh and Wilmington use a 1.05 multiplier, Charlotte uses 1.0, and the rest of the state, including the Outer Banks, uses 0.95. A 1,400 square foot medium rehab at the $55 base rate is $77,000 in Charlotte, $80,850 in Raleigh or Wilmington, and $73,150 elsewhere, before age multipliers and contingency. Medium scope carries a 15% contingency by default.
These are starting points. Once you enter real bids, use them instead. The rehab cost estimator and the fix and flip budget template show how to structure it.
Wholesaling in North Carolina
North Carolina HB 797 (2025 to 2026 session) would define residential wholesaling as brokerage that needs a license and give homeowners a 30-day right to cancel. Verify whether it has been enacted before you rely on this. This is not legal advice; talk with a North Carolina real estate attorney.
How to run a North Carolina deal in Run The Deal
- Comps with visible adjustments and an ARV confidence range, not a single guess.
- Rehab by scope or line item, priced for Raleigh, Charlotte, Wilmington or the rest of the state.
- North Carolina closing costs with excise rounding and the 1% county tax applied by county.
- A lender-accurate BRRRR refi with seasoning and LTV rules. See BRRRR refinance seasoning rules.
- Project management for budget, draws and schedule once you close.
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Questions
Does North Carolina have a transfer tax?
Yes. The state excise tax is $1 per $500 of price, and the app rounds the price up to the next $500. Seven northeastern counties, including Dare and Currituck, add a 1% local land transfer tax.
Who pays the excise tax in the app?
The app charges the excise tax and the 1% county tax to the seller, so they reduce your flip profit at sale. Confirm the split in your contract with your closing attorney.
Why is the attorney fee $1,200?
It is the app's default for a North Carolina attorney closing. Replace it with your attorney's actual fee in the deal.
Is there recordation tax on a North Carolina refinance?
No. The app only adds $64 of recording for the new deed of trust, which keeps BRRRR refi costs lower than in Virginia.
Planning figures from Run The Deal's defaults. Tax rates and fees change; confirm them with your closing attorney, title company or the locality. Not legal, tax or lending advice.
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