How to Tell if a Home is a Good Flip Opportunity in Paris, Texas

Flipping houses can be a smart investment—if you run the numbers right. The good news? It’s not complicated if you have access to the right data and know how to analyze it. If you're thinking about buying and renovating a home in Northeast Texas, especially around Paris, Texas, here's what you need to know to determine if a property is a good flip.

As a local realtor with access to accurate and up-to-date MLS data, I can tell you—identifying a solid flip opportunity comes down to two key steps.

Step 1: Pull Comps as If the Home Is Already Renovated

When you're evaluating a potential fix-and-flip property, you're not just looking at the house in its current condition. You're evaluating it as if it’s already been renovated. This means you need to pull comps—recently sold homes in the same area (Paris, TX or nearby neighborhoods), with similar square footage, age, and layout—but already updated.

From there, look at two things:

• What are renovated homes selling for per square foot?

• How long are they taking to sell?

For example, if homes that size in Paris, TX are selling for $150/sqft after renovation, and the one you’re eyeing is listed at $100/sqft, you have a potential spread of $50/sqft. That margin has to cover your renovation costs, closing costs, and realtor fees when it's time to sell.

🛑 Important Note: Comps pulled today may be outdated by the time your flip is finished and listed. The market can shift, especially in smaller towns like Paris. But these comps still give you a strong starting point for understanding the neighborhood trends and what buyers are willing to pay.

Step 2: Understand the Timeline for a Sale

When you're flipping homes in Northeast Texas, time is money. Once your renovation is complete, how long will it take to sell the property?

If comps show that renovated homes are going under contract in 30 to 90 days, that’s a healthy sign of demand. But if homes are taking six months or longer to sell, you need to be prepared for:

• Ongoing holding costs (utilities, insurance, property taxes)

• Delayed return on investment

• Potential market shifts

No comps? That doesn’t necessarily mean it’s a bad deal—it could mean there’s untapped opportunity. But it’s a higher-risk situation, so you’ll want to factor that in carefully.

Real-Numbers Flip Example in Paris, TX

Let’s break it down:

• You find a 1,600 sqft home in Paris, TX, listed at $100/sqft = $160,000

• Renovated comps are selling for $150/sqft = $240,000

• Homes like this are selling in around 90 days

• Estimated closing costs: ~$20,000

• That gives you $220,000 in net sale proceeds

Subtract the $160,000 purchase price, and you're left with $60,000 for renovation, holding costs, and potential profit. If your renovation costs $45,000, you walk away with a $15,000 profit. If it costs $60,000, you've broken even. And anything above that? You're eating into your return.

Flipping Homes in Paris, TX: Why Local Experience Matters

Buying, renovating, and flipping homes in Paris, Texas takes more than just enthusiasm. It takes real market knowledge. You need to know:

• Which neighborhoods are appreciating

• What buyers are currently looking for

• What types of homes sell fastest

• What local contractors are charging

This is where I come in.

With nearly 20 years of experience in the Northeast Texas real estate market, I don’t just pull comps—I interpret them. I know which upgrades add value, what buyers are paying in seller concessions, and how long similar properties sat on the market before closing. That’s information the public can’t see—and it can make or break your investment.

Thinking About Flipping a Home in Paris, TX? Let’s Find the Right One.
I’ll run the numbers, help you analyze the comps, and guide you through the entire process—from offer to closing.

📞 Call or text Leah Rolen with Keller Williams at 469-744-5309 today.