Seller calculators
See how quickly mortgage, taxes, insurance, utilities, maintenance, and vacancy add up while a property sits. Carrying cost is one of the strongest reasons a faster sale can beat a higher headline price. This is a planning tool.
A calculator is a starting point. Get a full picture with a direct review of payoff, taxes, title, condition, and timing.
Enter your monthly carrying lines and the number of months you expect to hold. The tool shows the monthly, daily, and total cost.
Reviewed and updated June 2026
Every extra month a property sits costs the full carrying stack, whether the home is listed, being repaired, or waiting on probate. A buyer who closes in weeks instead of months can be worth more than a higher offer that drags on, especially when the property is vacant or carries code pressure.
The monthly carry is what every extra month of ownership costs, and the cumulative total is the real price of a slower sale.
Carrying cost is the running monthly cost of owning a property you are trying to sell or repair. It includes the mortgage, property taxes, insurance, utilities, maintenance, and any vacancy, code, or security costs. These continue whether or not anyone lives there, and they are easy to underestimate over a long listing.
When you compare a traditional sale with a direct as-is offer, the time difference matters as much as the price difference. A sale that closes in a few weeks stops the carrying clock early, while a higher offer that takes months can give much of that advantage back. Use this figure alongside the seller net proceeds calculator to compare the full picture.
Holding or carrying cost includes the mortgage, property taxes, insurance, utilities, maintenance and lawn care, and any vacancy, code, or security costs. These continue every month you own the property while trying to sell or repair it.
Because the cost runs every month regardless of price. A sale that closes in weeks stops the carrying clock early, so a faster close can net more than a higher offer that takes months, especially on a vacant property.
Often yes. Vacant homes can carry higher insurance, added security or boarding costs, and code exposure, and they still owe taxes and utilities. Add those to the monthly figure for a realistic estimate.
Estimate your holding cost for the months a traditional sale would take, then subtract it from the traditional net proceeds to compare fairly against a faster as-is close.
Holding cost is every recurring expense of owning the property while it is unsold, including mortgage, property taxes, insurance, utilities, routine maintenance, and any homeowner association dues. Vacant or distressed properties can also carry higher insurance and security costs.
Each month of carry reduces the real value of a higher but slower sale. A faster offer that closes in weeks can beat a higher listing price that sits for months once you subtract the carry, the risk of a price cut, and the chance of a buyer falling through.
This calculator is general information for Chicago-area owners, buyers, and investors. It is not legal, tax, lending, appraisal, or brokerage advice, and rates or rules can change. Verify figures with the appropriate professionals before money moves or documents are signed.