{
  "slug": "property-tax-proration",
  "title": "Property Tax Proration Calculator",
  "heading": "Property Tax Proration Calculator",
  "category": "financial",
  "url": "https://www.revenuelab.fyi/toolbox/property-tax-proration",
  "summary": "Split annual property taxes between buyer and seller at closing.",
  "description": "Taxes are prorated to the closing date so each party pays for the days they own the property. Getting the daily rate wrong is one of the most common settlement statement errors.",
  "formula": "Seller share = Annual tax ÷ 365 × days owned in the tax year.",
  "dateModified": "2026-09-30",
  "run_url": "https://www.revenuelab.fyi/api/public/calc?tool=property-tax-proration",
  "inputs": [
    {
      "id": "annual",
      "label": "Annual property tax",
      "kind": "number",
      "hint": null,
      "default": 6400,
      "unit": "$",
      "min": 0,
      "max": null
    },
    {
      "id": "daysOwned",
      "label": "Days the seller owned in the tax year",
      "kind": "number",
      "hint": null,
      "default": 196,
      "unit": null,
      "min": 0,
      "max": 366
    },
    {
      "id": "paid",
      "label": "Taxes already paid by the seller",
      "kind": "number",
      "hint": null,
      "default": 3200,
      "unit": "$",
      "min": 0,
      "max": null
    }
  ],
  "outputs": [
    {
      "id": "seller",
      "label": "Seller's share of taxes",
      "format": "currency",
      "hint": null,
      "primary": true
    },
    {
      "id": "buyer",
      "label": "Buyer's share",
      "format": "currency",
      "hint": null,
      "primary": false
    },
    {
      "id": "credit",
      "label": "Credit to seller at closing (negative = debit)",
      "format": "currency",
      "hint": null,
      "primary": false
    },
    {
      "id": "daily",
      "label": "Daily tax rate",
      "format": "currency",
      "hint": null,
      "primary": false
    },
    {
      "id": "buyerDays",
      "label": "Days owned by buyer",
      "format": "number",
      "hint": null,
      "primary": false
    },
    {
      "id": "monthly",
      "label": "Monthly escrow amount",
      "format": "currency",
      "hint": null,
      "primary": false
    }
  ],
  "worked_example": {
    "inputs": [
      "Annual property tax: 6400 $",
      "Days the seller owned in the tax year: 196",
      "Taxes already paid by the seller: 3200 $"
    ],
    "outputs": [
      "Seller's share of taxes: $3,436.71",
      "Buyer's share: $2,963.29",
      "Credit to seller at closing (negative = debit): -$236.71",
      "Daily tax rate: $17.5342",
      "Days owned by buyer: 169",
      "Monthly escrow amount: $533.33"
    ]
  },
  "how_to": {
    "title": "How to use this",
    "steps": [
      "Enter annual property tax ($).",
      "Enter days the seller owned in the tax year.",
      "Enter taxes already paid by the seller ($).",
      "Read your seller's share of taxes on the right — it updates as you type.",
      "Hit Share to keep the scenario or send it to someone."
    ]
  },
  "scenarios": [
    {
      "name": "Conservative",
      "description": "Lower-end numbers — what if things land soft?",
      "values": {
        "annual": 3800,
        "daysOwned": 118,
        "paid": 1900
      }
    },
    {
      "name": "Typical",
      "description": "Defaults — the most common real-world setup.",
      "values": {
        "annual": 6400,
        "daysOwned": 196,
        "paid": 3200
      }
    },
    {
      "name": "Ambitious",
      "description": "Higher-end numbers — what if things really pop?",
      "values": {
        "annual": 10200,
        "daysOwned": 314,
        "paid": 5100
      }
    }
  ],
  "limitations": [
    "Results are estimates before tax, fees, and inflation unless an input explicitly covers them.",
    "Rates are treated as fixed for the whole period — variable-rate products will drift from this projection.",
    "This is educational maths, not financial advice. Check anything contractual with the lender or your accountant."
  ],
  "faq": [
    {
      "q": "How does the property tax proration calculator work?",
      "a": "Taxes are prorated to the closing date so each party pays for the days they own the property. Getting the daily rate wrong is one of the most common settlement statement errors. The underlying maths is: Seller share = Annual tax ÷ 365 × days owned in the tax year."
    },
    {
      "q": "What do I need to enter?",
      "a": "3 values: annual property tax, days the seller owned in the tax year, and taxes already paid by the seller. Each field starts with a sensible default, so you can change one number at a time and watch the result move."
    },
    {
      "q": "What does the seller's share of taxes result mean?",
      "a": "It is returned as a money amount in US dollars and updates live as you edit the inputs, so you can compare two or three versions of a scenario in a few seconds."
    },
    {
      "q": "Is this calculator free, and do I need an account?",
      "a": "Yes, it's free, and no account is required. Nothing you type is stored on our servers — the maths runs entirely in your browser."
    },
    {
      "q": "How accurate is the result?",
      "a": "It applies the standard formula exactly, so the arithmetic is precise. Results are estimates before tax, fees, and inflation unless an input explicitly covers them."
    },
    {
      "q": "Who is this tool for?",
      "a": "It's built for anyone comparing money scenarios before committing — budgeting a payment, sanity-checking a quote, or seeing what a change in rate or term actually costs."
    }
  ],
  "related": [
    "https://www.revenuelab.fyi/toolbox/closing-costs",
    "https://www.revenuelab.fyi/toolbox/rental-cash-flow"
  ],
  "license": "CC-BY-4.0",
  "citation": "RevenueLab — Property Tax Proration Calculator (https://www.revenuelab.fyi/toolbox/property-tax-proration)"
}