Property Tax Proration Calculator
Who owes what at closing.
Enter your values
Enter the annual property tax in $.
Enter the days from the start of the tax year to closing in days.
Enter the tax already paid by the seller in $.
Results update instantly as you type — no submit needed. Your values are remembered on this device, and the shareable link reopens the calculator with exactly these numbers.
- Seller's share
- $3,329.32
- Buyer's share
- $2,870.68
- Daily tax rate
- $16.99
- Settlement adjustment
- Seller credits buyer $229.32
- Days seller owned
- 196 of 365
- Monthly escrow needed by the buyer
- $516.67
Quick answer
Property tax is prorated by days of ownership: the seller owes tax from the start of the period to the closing date, the buyer from closing onward.
Seller share = annual tax ÷ 365 × days owned
At a glance
| What it does | Who owes what at closing. |
|---|---|
| Category | Finance |
| Inputs needed | Annual property tax, Days from the start of the tax year to closing, Tax already paid by the seller |
| Main output | Seller's share |
| Formula | Seller share = annual tax ÷ 365 × days owned |
| Cost | Free — no sign-up, no download |
How to use the Property Tax Proration Calculator
- 1Enter the full annual property tax bill.
- 2Count the days from the start of the tax year to the closing date.
- 3Enter any tax the seller has already paid for the period.
Inputs explained
- Annual property tax($)
- Enter the annual property tax in $.
- Days from the start of the tax year to closing(days)
- Enter the days from the start of the tax year to closing in days.
- Tax already paid by the seller($)
- Enter the tax already paid by the seller in $.
Worked example
Using the values the calculator loads with:
Inputs
- Annual property tax6200 $
- Days from the start of the tax year to closing196 days
- Tax already paid by the seller3100 $
Results
- Seller's share$3,329.32
- Buyer's share$2,870.68
- Daily tax rate$16.99
- Settlement adjustmentSeller credits buyer $229.32
- Days seller owned196 of 365
- Monthly escrow needed by the buyer$516.67
Frequently asked questions
Is tax paid in arrears or advance?
It varies by jurisdiction. In arrears the seller usually credits the buyer; in advance the buyer reimburses the seller for the unused portion.
Who handles the calculation?
The closing agent prepares it on the settlement statement, but running it yourself first catches errors before you sign.
What do I need to enter into the Property Tax Proration Calculator?
Just 3 values: annual property tax, days from the start of the tax year to closing, tax already paid by the seller. Every field starts with a realistic example, so you can change one number at a time and watch the result update instantly.
How does the Property Tax Proration Calculator work out the answer?
Property tax is prorated by days of ownership: the seller owes tax from the start of the period to the closing date, the buyer from closing onward. It applies the formula Seller share = annual tax ÷ 365 × days owned and shows the working so you can check each step by hand.
Is the Property Tax Proration Calculator free, and do I need an account?
It is completely free with no sign-up, no download and no usage limit. Everything is calculated in your browser, so the numbers you type never leave your device.
Results are estimates for general information. For medical, legal, structural or financial decisions, confirm with a qualified professional.