REOS Software › Free tools
Free tools
Free calculators for land deals
Four tools for the first pass on a site: what you can pay for the land, how many lots fit, how long the rezoning will take, and what a build-to-rent community yields. They're free, they run on your own numbers, and each one has a guide beside it.
Land basis calculator: residual land value per lot and per acre
Work back from the home price, your costs and your margin to the most you can pay for the land, per lot and per acre.
Open the calculatorRezoning timeline checker: hearing dates and notice deadlines
Pick the state, the case type and your filing date, and see every step with a target date and the notice deadlines.
Open the checkerSubdivision lot yield calculator
Take out floodplain, buffers, easements, open space, streets and ponds, and see how many lots are left.
Open the calculatorBuild-to-rent calculator: yield on cost, spread and land price
Rent in, operating costs out, over the cost to build: the yield on cost, the spread over the cap rate, and what's left for the land.
Open the calculatorHow-to guides
One beside each tool: the reasoning behind every input, worked examples, the rules that vary by state, and the terms explained.
How much should a builder pay for land? The residual method, step by step
The residual method line by line: how to calculate land basis, what a finished lot should cost, and what moves the number.
Read the guideHow long does rezoning take? The process step by step, and what it costs
The rezoning process from the pre-application meeting to the final vote, how long each step takes, what it costs, and why cases get deferred.
Read the guideHow many lots per acre? How to estimate subdivision lot yield
Lots per acre by lot size, what cuts lot yield, how much land the streets take, and how to estimate a yield step by step.
Read the guideHow to underwrite build-to-rent: the pro forma and yield on cost, line by line
A build-to-rent pro forma line by line: yield on cost against the cap rate, the development spread, and the land price it supports.
Read the guideWhat they can't tell you
Every answer here is only as good as the numbers you put in. The home price, the lot price, how long the county takes and how much of the site is really floodplain move the answer the most, and they're the numbers people guess.
REOS has the real ones: what new homes closed for and what builders paid per lot in each county, how long rezonings took and how often they passed, and what's on a parcel, from the zoning to the distance to sewer. Each tool shows you which of them your answer is missing. To see your county's, book a 20-minute call.
Put them on your own site
Each calculator has an embed code at the bottom of its page. Paste it into a blog post, a client portal or a listing page and your readers get the same calculator, with a link back here.
What happens to what you type
The math runs in your browser, and nothing you type is sent anywhere while you use a tool. If you save or export a result, ask for rezoning alerts or send us a parcel, we get your email and what you entered, and we use them to follow up about REOS. See Privacy.
Questions
Are the tools free?
Yes. There's no account and no sign-up. An email unlocks saving and the PDF export, nothing more.
Where do the starting numbers come from?
They're round example numbers to show the math. They don't describe any market, so replace them with your own.
Which states does the rezoning timeline cover?
Georgia, North Carolina, South Carolina, Alabama and Tennessee, with each state's notice rules for rezonings, special uses and variances.
Can I embed a calculator on my website?
Yes. Each tool page has an embed code. It shows the same calculator in a frame on your page, with a link back to REOS Software.
Can I see real numbers for my county?
Yes, on a 20-minute call. We'll show you what REOS has for your county and for the site you're working on.
See your county's real numbers
Bring a site you're working on. On a 20-minute call we'll run it in REOS with what the county's record shows: lot prices, rezonings and the parcel's own facts.