Rex says
Money math without the spreadsheet headache. Plug in your numbers and I'll show you exactly where the dollars land.
Try a scenario
Click to load — tweak from there.Inputs
Result
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
$533.33
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One click, a permanent link with your numbers baked in.
How to use this
- 1Enter annual property tax ($).
- 2Enter days the seller owned in the tax year.
- 3Enter taxes already paid by the seller ($).
- 4Read your seller's share of taxes on the right — it updates as you type.
- 5Hit Share to keep the scenario or send it to someone.
About this calculator
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.
Worked example
Using the values the calculator loads with:
Inputs
- Annual property tax: 6400 $
- Days the seller owned in the tax year: 196
- Taxes already paid by the seller: 3200 $
Results
- 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: $533.33
What each field means
Inputs
- Annual property tax ($)
- The annual property tax used in the calculation, measured in $. Starts at 6400 $ so you have a working example on load.
- Days the seller owned in the tax year
- The days the seller owned in the tax year used in the calculation. Starts at 196 so you have a working example on load. Accepted range: 0–366.
- Taxes already paid by the seller ($)
- The taxes already paid by the seller used in the calculation, measured in $. Starts at 3200 $ so you have a working example on load.
Results
- Seller's share of taxes
- Returned as a money amount in US dollars and shown as the headline result. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Buyer's share
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Credit to seller at closing (negative = debit)
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Daily tax rate
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Days owned by buyer
- Returned as a whole number. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Monthly escrow amount
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
FAQ
How does the property tax proration calculator work?
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.
What do I need to enter?
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.
What does the seller's share of taxes result mean?
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.
Is this calculator free, and do I need an account?
Yes, it's free, and no account is required. Nothing you type is stored on our servers — the maths runs entirely in your browser.
How accurate is the result?
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.
Who is this tool for?
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.
Accuracy and 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.
Related tools
Cite this calculator
Writing about this topic? Grab a citation — every link helps keep these tools free.
RevenueLab. (2026). Property Tax Proration Calculator. Retrieved from https://www.revenuelab.fyi/toolbox/property-tax-proration
<p>Source: <a href="https://www.revenuelab.fyi/toolbox/property-tax-proration" target="_blank" rel="noopener">Property Tax Proration Calculator — RevenueLab</a> (2026).</p>
Source: [Property Tax Proration Calculator — RevenueLab](https://www.revenuelab.fyi/toolbox/property-tax-proration) (2026).