AThe project
Building type
Number of homes
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Make sure your city allows this many homes — check here
Average home size
sq ft (default: duplex 1,400 · townhome 1,500 · multiplex 900 · cottage 950)Finish level
Existing house
BThe land
Land value (or purchase price)
Use the assessor's land value if you already own it.Lot needs sewer extension?
Frontage improvements likely (sidewalk, curb)?
CYour plan
Plan
Expected sale price per home (editable)
Expected monthly rent per home (editable)
Your estimate
Estimated total project cost
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Land not included — enter a land value in Section B.
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If sold
Gross sales{{ S }}
Selling costs{{ SC }}
Estimated margin{{ M }}
If rented
Gross annual rent{{ R }}
Operating expenses{{ OE }}
Net operating income{{ NOI }}
Yield on cost{{ Y }}
Owner unit value{{ OV }}
These figures are planning estimates. A feasibility package replaces them with numbers for your specific lot.
TH 1
TH 2
TH 3
TH 4
SHARED DRIVE
STREET
Set up the project, then press Calculate.
01
Where the Money Goes in a Middle Housing Project
| Cost group | Typical share of total (excluding land) |
|---|---|
| Construction (the buildings) | 60–70% |
| Site work, utilities, demolition | 8–15% |
| Design, engineering, surveys | 6–9% |
| Permits, impact and connection fees | 6–12% |
| Financing and contingency | 7–10% |
Fees and site work weigh more heavily on small projects. Spreading them across four homes instead of two is a big part of why higher unit counts often pencil out better.
02
Four Costs Owners Forget
- 01Sewer extensionIf the main does not reach your frontage, extending it can cost as much as a kitchen.
- 02Frontage improvementsSome cities require new sidewalk, curb or street trees when units are added.
- 03Separate utility servicesEach home's water meter and electrical service carries its own connection charge.
- 04Carrying costs during permittingProperty tax, insurance and loan interest keep running while the city reviews plans.
03
Sell or Hold?
Selling returns capital fast and is easiest with townhomes on unit lots. Holding builds long-term income and equity but needs permanent financing that the rent can support. Many owners do both: sell enough units to retire the construction loan and keep the rest. → Sell the Units or Keep Them?