Splits the year's taxes as of the closing date. Change the numbers and hit Calculate to see it work — on your live site it's branded to you and uses your state's exact rates.
Splits the year's taxes as of the closing date
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Property taxes are split between buyer and seller based on the closing date. This calculator estimates each party's share so the proration on the settlement statement is right and nobody is surprised.
Proration math is a frequent source of questions — answering it instantly on your website shows partners your office has the details handled.
The annual tax is divided across the year and allocated between seller and buyer based on the closing date. Whether the year is treated as paid in arrears or in advance depends on local convention, and the contract can override it.
Most closings prorate on the prior year's bill or an estimate, sometimes with a re-proration agreement so the parties settle the difference once the real bill issues.
Almost always because of an unstated assumption — arrears versus advance, 360 versus 365 days, or which bill was used. Showing the assumption on the estimate is what prevents it.
Yes — we set the proration method and tax-year convention to your jurisdiction so the estimate matches your closings.
Buyers, sellers, and agents reviewing the statement — and your team, to prepare accurate prorations faster.
The contract decides, and conventions differ — some allocate the closing day to the seller, others to the buyer. On a large annual bill one day is small money, but an unstated assumption is what starts the dispute.
The reassessment usually takes effect the following tax year, so the proration at closing works from the current bill. The buyer should be told plainly that next year's bill may be materially higher.
Some jurisdictions prorate on the assumption taxes are paid in arrears, some in advance, and some use an estimated bill because the actual one has not been issued. Using the wrong assumption moves money in the wrong direction, and it is rarely caught until someone reconciles months later.
Some contracts prorate on a 365-day year, some on a banker's 360. On a large annual bill the difference is real money, and the contract usually specifies which — which means somebody has to read it.
Proration is the single most common source of a disputed line on a settlement statement. A calculator that shows the assumption it used — the day count, the arrears convention, the bill it worked from — prevents the argument instead of settling it.
Where a closing prorates on an estimate, the contract often provides for re-proration once the actual bill issues. That obligation survives closing, and neither party remembers it months later unless somebody documented it clearly at the table.
A property losing a homestead or senior exemption on sale can carry a substantially higher bill the following year than the prior year's figure suggests. Prorating on last year's number in that situation shortchanges the buyer, sometimes badly.
Agents, lenders, buyers and sellers submit everything online, and each submission returns to the agency as a completed PDF ready for the file — no email tag, no retyping. Branded to the agency and mobile-friendly. These six are the most used of the eleven we build.
Clients upload a signed purchase contract and any addenda — you open the file and start title work right away.
Open form →Buyers complete intake online and you receive it as a PDF — or they download it to fill out by hand.
Open form →Sellers complete intake online and you receive a PDF — or download it to complete on paper.
Open form →Sellers and refinancers e-sign to authorize a payoff request — so net sheets are accurate and prior liens clear at closing.
Open form →Agents and lenders open a new file in one step — property, parties, lender, and closing date. No back-and-forth emails.
Open form →Clients upload IDs, payoffs, and sensitive documents through an encrypted portal.
Open form →No setup fee, no long-term contract, 60-day money-back guarantee. Full plan comparison →