Florida property tax proration calculator

The answer up front: Florida property taxes are paid in arrears, so at closing the seller credits the buyer for January 1 through the day before closing, counted on the year's actual days. Close on August 15 with a $3,650 annual bill and the seller's credit is $2,260.00 (226 days at $10.00 per day) — computed below with the same day-count the seller net sheet uses.

How the math works

• Day count: seller days run January 1 through the day before closing; the denominator is the year's actual days (365, or 366 in a leap year) — the same convention as our seller net sheet and closing cost worksheet.
• The discount toggle: because the buyer will usually pay the bill in November and keep the 4 percent discount (the early-payment schedule), the standard Florida contract prorates on the discounted amount. Your contract controls — the toggle shows both conventions.
• Don't know the bill? The property tax lookup finds the current bill from the address — and remember the buyer's own future bill usually differs from the seller's, because Florida assessments reset at sale.
• Not sure of the closing date? The proration splits the year at closing, and federal waiting periods set the earliest one — the TRID closing-date calculator counts them.

Seller credit by closing month

The same $3,650 bill, closing on the 15th of each month in 2026 (365 days). The last column prorates on the bill less the November discount (96 percent of $3,650 is $3,504.00), the convention most Florida contracts use.

The seller's share grows by about $10.00 a day, so a closing that slips two weeks moves the credit by roughly $140.

Three things that surprise people

• The bill usually isn't out yet. Florida bills mail around November 1, so a closing earlier in the year has no current bill to prorate. Closing agents typically use the prior year's bill or an estimate from the current assessment. Whether anyone settles up when the real bill arrives depends on the contract.
• The seller's exemptions carry through the year. Florida sets each property's value and exemptions as of January 1, so the year of the sale is billed with the seller's homestead still in place. The buyer's own bill starts the next year, when the assessment resets at sale. That jump is what the buyer estimator projects.
• It's a credit, not a check. The seller's share reduces the buyer's cash to close on the closing statement. The buyer then pays the whole bill in November, ideally early enough to keep the discount.

Estimates for planning — the closing agent's proration on the actual closing statement controls. Not legal or tax advice.

Quick answers

How are property taxes prorated at a Florida closing?

Florida taxes are paid in arrears — the November bill covers the whole calendar year. At closing, the seller credits the buyer for the seller's slice of the year (January 1 through the day before closing, counted on the year's actual days), and the buyer later pays the full bill in November.

Does the seller actually write a check for their share?

No — it appears as a credit to the buyer on the closing statement, reducing the buyer's cash to close. The buyer then pays the entire bill when it arrives.

Why does my contract prorate at less than the full bill?

The standard Florida purchase contract customarily prorates with allowance for the maximum early-payment discount — the assumption being the buyer pays in November and keeps the 4 percent (Fla. Stat. §197.162). This calculator has a toggle for that convention; your contract and closing agent control which applies.

What if the closing happens after the November bill is out?

Late-year closings often just pay the actual bill at the closing table instead of prorating an estimate — and some contracts provide for re-prorating once the real bill arrives. Ask the closing agent which your file uses.