Prorated Property Tax Calculator
Split the annual tax bill between buyer and seller by closing date.
Your numbers
Seller's prorated share — credited to the buyer at closing
$3,471.03
Tax year Thu, Jan 1, 2026 to Fri, Jan 1, 2027
- Daily tax$12.81
- Days owned by seller271
- Days owned by buyer94
- Seller's share$3,471.03
- Buyer's share$1,203.97
- Annual tax
- $4,675
- Per day
- $12.81
- Seller days
- 271
- Buyer days
- 94
Proration conventions — 365-day versus actual, and who owns the closing day — vary by state and by contract. Check the purchase agreement.
Frequently asked questions
What is property tax proration?+
Taxes are billed for a whole tax year, but ownership changes partway through it. Proration divides the bill by days so each party pays for the days they owned the property, settled as a credit at closing.
Which tax year applies?+
Jurisdictions use different tax years - calendar year, or a fiscal year starting July 1 or October 1. Pick the one your county uses, because it decides how many days fall on each side of the closing date.
Who owns the day of closing?+
It varies by state and contract. Some conventions give the closing day to the seller, others to the buyer. It moves the split by one day's tax, so check the purchase agreement.
How proration works
- By the day
- The annual bill is divided by the days in the tax year, and each party pays for the days they owned the property.
- Tax year matters
- A July 1 fiscal year and a calendar year put the same closing date at very different points in the year.
- Settled at closing
- If taxes are unpaid the seller credits the buyer; if the seller paid ahead the buyer reimburses them.