Property Tax Proration Calculator

The annual tax is divided by the days in the year to get a daily rate. The seller's share is that daily rate times the days they owned the home, and the buyer covers the rest. At 3,650 a year over 365 days the rate is 10 per day, so 180 seller days is 1,800 and the buyer picks up 1,850.

It depends on local custom. Many places prorate on a 365-day calendar, but some use a 360-day banker's year of twelve 30-day months. This tool defaults to 365 and lets you set the days in the year to match your county, title company or purchase contract.

The daily tax card is rounded to two decimals for display, but the seller share is computed from the full-precision daily rate before rounding. On the 4,800 over 360 example the rate shows as 13.33, yet the seller share is a clean 1,200 because the calculation used 13.333... internally.

Whoever owned the home for more days in the tax year. In the 180-day example the buyer owns it for 185 days and pays slightly more. Closer to a year-end closing the seller carries most of the year, and near the start the buyer does.

Often, but not always, and this tool does not decide the direction. Where taxes are paid in arrears, the seller usually credits the buyer for the days they owned but have not yet paid. Where taxes are prepaid, the buyer may reimburse the seller. The split by days is the same; who owes whom depends on what has been paid.

Count from the first day of the tax year to the closing date, following your contract's rule on who owns the closing day itself. Conventions differ on whether the seller or buyer is charged for that day, so check your purchase agreement or ask your closing agent before entering the number.

Treat it as a clean daily estimate, not the official figure. Actual closing statements may use a set proration date, a different day count, a fiscal rather than calendar tax year, or credits between the parties. Always confirm the final numbers with your closing or escrow agent.

The daily-split math is universal, so you can prorate any annual charge that changes hands mid-year. The currency selector formats the result, but property tax rules, billing periods and proration customs vary widely by country, so verify local practice before relying on the output.

Yes. The calculation runs entirely in your browser. The tax amount, day counts and currency are never uploaded or stored, so your transaction details stay on your own device.