Land Sale Break-Even Analyzer
Determine the minimum sale price needed to break even after all selling costs, or calculate profit/loss at a given price. Useful for setting floor prices and understanding cost structure.
Try it with your numbers
Results update as you type. Pick a state and we'll prefill local benchmarks — value per acre, mill rate, closing costs — wherever the calculator uses them. Anything we fill in is just a starting point; type over it with your own numbers.
How it works
This calculator works in two modes: (1) Breakeven mode shows the minimum sale price required to recover all your costs (original purchase price, property taxes paid, and improvements made) after paying broker commission and closing costs. Below this price you lose money. (2) Profit mode shows your actual profit or loss if you sell at a projected price, calculating the net proceeds after all selling costs and subtracting your total cost basis. Capital gains tax is noted but not calculated (depends on your specific tax situation). Formula: totalCostBasis.
See the formula
= originalPurchasePrice + totalPropertyTaxesPaid + improvementsCosts; sellingCostRate = (brokerCommissionRate + closingCostPercentage) / 100; breakEvenPrice = totalCostBasis / (1 - sellingCostRate); if projectedSalePrice: profit = (projectedSalePrice × (1 - sellingCostRate)) - totalCostBasis
Assumptions and limitations
- Cost basis includes purchase price plus capital improvements (not maintenance)
- Property taxes can be added to cost basis only if you elect to capitalize them (IRC section 266); otherwise they may be deductible. Ask a CPA
- Selling costs average 7-9% total (6% commission + 2-3% closing
- defaults used)
- Long-term capital gains (held >1 year) taxed at preferential rates (0%, 15%, or 20% federal)
- Short-term gains taxed as ordinary income (10%-37% federal depending on bracket)
- Certain agricultural land may qualify for preferential assessment/tax treatment
- State and local taxes may apply (0-13%+ depending on state)
- Does not include buyer-side improvements or future appreciation estimates
- Breakeven price assumes you cover all historical costs—actual negotiation may require discount
- Improvements must be capital improvements (add value), not maintenance (routine upkeep).
Results are estimates, not appraisals. Use them as a starting point and confirm with local comparable sales, a licensed appraiser, or your county assessor.
Would a cash offer be simpler?
Send your county, state and parcel number. We research the parcel and send a written offer. You pay nothing, and every closing runs through a title company.
Disclosure: this site is published by Liberty Acres, a family-owned land company. We may make an offer on your land.