HomeCalc — Canadian Mortgage & Tax Calculators

House Flipping Profit Calculator (Canada)

house_flipping

Read-only

Estimate profit on a Canadian house flip: land transfer tax (with first-time buyer rebate), renovation with contingency, holding costs, realtor commission and closing costs, then the tax bill. Flags the CRA residential property flipping rule (held under 12 months = 100% business income, no capital gains treatment) and the tax saved by waiting past 12 months.

Input Schema

Name	Required	Description	Default
`city`	No	City name — include 'Toronto' to add the Toronto municipal land transfer tax
`province`	No	Province; sets the land transfer tax	Ontario
`purchasePrice`	Yes	Purchase price in CAD
`contingencyPct`	No	Contingency as a percent of renovationCost
`renovationCost`	Yes	Budgeted renovation cost in CAD, before contingency
`closingCostsBuy`	No	Purchase legal/inspection costs, excluding land transfer tax
`afterRepairValue`	Yes	Expected resale price after renovation (ARV) in CAD
`closingCostsSell`	No	Sale legal/staging costs, excluding commission
`isFirstTimeBuyer`	No	Eligible for the first-time buyer land transfer tax rebate
`marginalTaxRatePct`	No	Your combined marginal tax rate as a percent
`holdingPeriodMonths`	No	Months held from purchase to sale — under 12 triggers the CRA flipping rule
`monthlyHoldingCosts`	No	Monthly carrying costs: mortgage interest, property tax, insurance, utilities
`realtorCommissionPct`	No	Realtor commission on the sale as a percent of ARV

Schema Changelog

Changes observed during successful MCP inspections.

Changed6 schema fields changedNov 2, 2026

removedInput schema / $schema

Removed value: -"https://json-schema.org/draft/2020-12/schema"

addedInput schema / examples

Added value: +[
+  {
+    "afterRepairValue": 720000,
+    "holdingPeriodMonths": 8,
+    "monthlyHoldingCosts": 2500,
+    "purchasePrice": 550000,
+    "renovationCost": 60000
+  }
+]

changedInput schema / properties / closingCostsBuy / description

Previous value: -"Legal and inspection costs on the purchase, excluding land transfer tax"New value: +"Purchase legal/inspection costs, excluding land transfer tax"

changedInput schema / properties / closingCostsSell / description

Previous value: -"Legal and staging costs on the sale, excluding commission"New value: +"Sale legal/staging costs, excluding commission"

changedInput schema / properties / contingencyPct / description

Previous value: -"Renovation contingency as a percent of the renovation budget"New value: +"Contingency as a percent of renovationCost"

addedInput schema / properties / province / description

Added value: +"Province; sets the land transfer tax"

First observedOct 15, 2026

TDQS

A3.8/5.0

Behavior4/5

Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?

Annotations already establish that this is a safe, read-only, closed-world calculation, so the burden is light. The description nonetheless adds real behavioral context beyond them: it names the CRA 12-month flipping rule, that under 12 months means 100% business income with no capital gains treatment, and that the output quantifies the tax saved by waiting. It stops short of stating that holdingPeriodMonths drives that flag or of noting it is an estimate, not tax advice.

Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.

Conciseness4/5

Is the description appropriately sized, front-loaded, and free of redundancy?

Two sentences, both dense and front-loaded with the calculation scope, followed by the tax-rule caveat. Every clause maps to a real feature of the tool, though the second sentence runs long and packs the CRA rule and the 12-month comparison together.

Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.

Completeness4/5

Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?

For a 13-parameter calculator with no output schema, the description covers the major cost lines and the key tax behavior the agent needs to interpret results. It does not describe the shape of the returned breakdown or how the tax-savings figure is expressed, which is the main remaining gap.

Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.

Parameters4/5

Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?

Schema description coverage is 100%, so the baseline is 3 and the schema already carries per-parameter meaning. The description adds a level of semantic mapping on top by calling out the land transfer tax with first-time buyer rebate, renovation contingency, holding costs, realtor commission, and closing costs, which lets an agent connect inputs to outputs before opening the schema.

Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.

Purpose4/5

Does the description clearly state what the tool does and how it differs from similar tools?

States a specific verb and resource ('Estimate profit on a Canadian house flip') and enumerates the cost components the calculation covers, so an agent knows exactly what the tool computes. It does not, however, distinguish itself from the sibling bc_home_flipping_tax, which overlaps on the BC case that this tool's province enum also accepts.

Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.

Usage Guidelines3/5

Does the description explain when to use this tool, when not to, or what alternatives exist?

Usage is only implied: an agent can infer this is for pre-flip profit modeling, but the description never says when to pick it over bc_home_flipping_tax, land_transfer_tax, or capital_gains_tax, nor what inputs are prerequisites. No exclusions or alternative-routing guidance is given.

Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.

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