MAKE THE NUMBERS CLEAR

A clearer closing calculation.

Estimate the property-tax credit between seller and buyer. Enter your tax bill and contract terms to see each part of the calculation.

Closing details

Property state

State property-tax guidance ↗

Tax bill & exemptions (manual entry)

Enter amounts from your tax bill. Confirm the annual total and exemptions before using them.

Annual taxes ($)

Total tax rate (%)

Bill tax year (not payment year)

Enter exemption reductions in equalized assessed value (EAV), not tax dollars. If the bill lists only tax savings, obtain the EAV reduction before using this estimate. Blank means unknown, not zero.

Buyer eligibility is an estimate subject to county approval and effective dates. Senior freeze does not transfer the seller’s frozen assessment. If the buyer may qualify, enter the buyer’s county-confirmed EAV reduction separately.

Property address / reference (optional)

What county is the property in?

Closing date

Annual tax bill ($)

Use the annual bill specified by your contract, not one installment.

Contract proration (%)

Who pays for closing day?

Day-count basis

Match your contract or title company's convention. Fixed 365 uses actual elapsed days divided by 365.

Prior-year taxes & payments

First installment due date

Second installment due date

Prior-year full tax amount ($)

Enter actual or agreed estimated taxes for the year before closing. No percentage is applied to this amount.

Match payments to their tax year. Confirm actual payments; the closing date does not establish whether taxes were paid.

Has the first installment (first half) been paid?

First installment amount ($)

Enter the amount on the actual bill. Installments are not always equal.

Has the second installment (back half) been paid?

Second installment = prior-year full tax amount minus first installment. For partial payments, choose No and enter the amount below.

Other prior-year payments / separate closing payoff ($)

Exclude installments marked Yes above. Include partial payments or taxes settled separately at closing; avoid counting any payment twice.

Closing-year taxes already paid by seller ($)

Only payments attributable to the closing tax year, including a separate payoff at closing that will not be part of this net credit. Keep prior-year payments separate.

ESTIMATED NET TAX ADJUSTMENT

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Seller credit to buyer

Sample inputs are prefilled. Replace them with the property's tax records and agreed contract terms.

Adjusted annual tax estimate—

Seller days / year basis—

Closing-year net proration—

Unpaid prior-year taxes—

Before you finalize
The state guidance changes with your selection. Confirm the tax year, annual bill, actual payments, exemptions, reassessments, special assessments and any reproration agreement with your title company or attorney. The contract controls the percentage and closing-day allocation; state selection does not establish those terms. Enter tax amounts on the basis agreed in the contract, including any agreed discounts. This estimates a tax adjustment, not total closing costs or lender escrow. All unpaid prior-year amounts included here must be seller obligations under the closing agreement. Exclude separately settled amounts from the net credit.