United States · home closing
Property tax proration calculator.
Daily rate times the days each side owned the tax period, with the closing day, billing timing and paid status you choose. No state presets, so it fits any contract.
Your closing
Buyer and seller split
How the proration works
Daily rate = annual tax ÷ day-count basis (360, 365 or 366). The seller owns the days from the tax period start up to the day before closing, plus the closing day if you assign it to the seller. The buyer owns the rest of the period. Each side's share is the daily rate times its days.
If the bill is unpaid, the buyer will pay it later, so the seller credits the buyer for the seller's days. If the seller already paid it, the buyer reimburses the seller for the buyer's days. Arrears or advance only labels when the bill covers its period and drives the date checks; the amount comes from the days and paid status.
Sources: the Lucas County (Ohio) Treasurer guidance describes dividing the full-year tax by 365 (rounded to the fourth decimal place), multiplying by the days owned, and crediting the buyer at closing; it notes that contracts can negotiate other methods. The CFPB Closing Disclosure explainer lists adjustments for items paid by the seller in advance as costs the seller prepaid and the buyer reimburses. Guidance checked 2026-09-30.
Estimate only, not a closing statement
This page is arithmetic on figures you provide. It is not a closing statement, tax, legal or title advice, and it has no state rules or due dates built in. Contracts and closing agents may prorate differently. Confirm the final figures with your title or escrow company.