Property Tax Proration Calculator
Calculate exact buyer and seller tax credits for any closing. Supports arrears, advance, quarterly billing, and supplemental taxes.
Proration Inputs
Tax Year Timeline
Jan 1, 2026Dec 31, 2026
Closing
Seller — 208 daysBuyer — 157 days
Daily Tax Rate
$11.51
365 days in period
Seller's Share
$2,393.42
208 days
Buyer's Share
$1,806.58
157 days
Total Tax
$4,200.00
Annual amount
Settlement Statement Line Item
Credit to Buyer: $2,393.42
Tax proration — taxes in arrears
The seller owned the property for 208 days of the tax year. Since taxes are paid in arrears, the seller has not yet paid for their portion. The buyer receives a credit of $2,393.42 at closing to cover the seller's unpaid share.