FHA 90-Day Flip Rule Calculator
Check if your flipped house is eligible for FHA mortgage financing by verifying exact deed recording dates, contract execution deadlines, and second appraisal price thresholds under HUD 24 CFR 203.37a.
| HUD Underwriting Parameter | Result / Rule | Status |
|---|---|---|
| HUD Flipping Restriction Window | Awaiting date inputs | Pending |
| Second Independent Appraisal Requirement | Requires ≥100% markup in Days 91–180 | Pending |
| Lender Documentation Overlay (≥20% Markup) | Lenders require itemized rehab receipts if price increase > 20% | Standard |
| Earliest Legal Contract Execution Date | Must be 91 full days after deed recording | Info |
How to Use This Calculator
Determine compliance with HUD's anti-flipping regulations before writing or signing a purchase agreement with an FHA buyer in 4 steps:
- Enter the Seller Deed Recording Date: Look up the county recorder's stamp on the deed conveying the property to the current investor or seller. HUD measures from this exact recording date.
- Input the Purchase Contract Date: Choose the date both buyer and seller execute the purchase agreement. Use the "Set to Today" shortcut for an instant check.
- Enter Prior & Resale Prices: Input what the investor paid to acquire the property and the agreed resale contract price to test the 100% price double appraisal rule.
- Review the HUD Verdict: View whether the deal falls into the prohibited 0–90 day period, the conditional 91–180 day appraisal window, or the unrestricted 181+ day zone.
The Formula & HUD Regulations
FHA property flipping restrictions are governed by federal regulation 24 CFR 203.37a. HUD enforces calendar timelines based on elapsed days between deed recording and purchase contract execution:
Worked Example
Consider a house flipper who purchases a distressed single-family home, renovates it, and receives an offer from an FHA buyer:
| Seller Deed Recorded in County: | January 15, 2026 |
| Original Purchase Price Paid by Flipper: | $180,000 |
| Buyer Purchase Contract Executed: | April 28, 2026 |
| New Resale Purchase Price: | $320,000 |
| Elapsed Calendar Days: | 103 Days (Jan 15 to Apr 28) |
| HUD Restriction Window: | 91 to 180 Days (Eligible) |
| Price Appreciation Markup: | +$140,000 (+77.78%) |
| Second Appraisal Mandate: | Not Required (Markup < 100%) |
| FHA Loan Eligibility: | Eligible with Standard Underwriting & Rehab Proof |
Because 103 days elapsed, the contract cleared the 90-day hard stop (which ended on April 16, 2026). Furthermore, because the price markup was 77.78% (under the 100% double-price threshold), a second independent appraisal was not legally mandated by HUD, saving the parties over $600 in appraisal fees and weeks of closing delays.
Frequently Asked Questions
What is the FHA 90-day anti-flipping rule?
The FHA 90-day flip rule (codified in HUD regulation 24 CFR 203.37a) prohibits a buyer from using FHA financing to purchase a home if the seller has owned the property for 90 days or fewer. If the purchase contract is executed within this 0-to-90-day window, the loan is strictly ineligible and will be rejected by FHA underwriters.
How does HUD count the 90 days for an FHA flip?
HUD measures the timeline starting from the date the seller's deed was officially recorded in public county records to the date the buyer signs the new purchase contract. The contract execution date must fall on Day 91 or later to be eligible for an FHA loan.
What happens if a flipped home is resold between 91 and 180 days?
Between 91 and 180 days, FHA financing is allowed. However, if the resale price is 100% or more above the seller's prior acquisition cost (e.g., doubling in price), HUD mandates a second independent appraisal by a separate certified FHA appraiser. The seller or lender must pay for the second appraisal, and the lower of the two values establishes the maximum loan amount.
Can a buyer sign an FHA contract before 90 days and wait to close later?
No. Underwriters scrutinize the date the purchase agreement was signed by the buyer, not the closing date. Pre-dating contracts or signing prior to Day 91 with a postponed closing date is considered mortgage fraud and will cause an immediate loan denial.
What properties are exempt from the FHA 90-day flip rule?
Properties exempt under HUD 24 CFR 203.37a(c) include inherited properties, sales by government agencies such as HUD REO foreclosures, Fannie Mae or Freddie Mac resales, employer-sponsored relocation sales, HUD-approved non-profit sales, and newly constructed homes.