Florida property tax proration calculator
How are property taxes prorated at a Florida closing?
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Standard K of the “AS IS” contract, by the dayProperty tax proration
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The short answer
Property taxes at a Florida closing are prorated by the day as of the day before closing: the seller owes January 1 through the day before, the buyer the rest of the year. Standard K of the Florida Realtors/Florida Bar “AS IS” Residential Contract for Sale and Purchase prorates on the current year’s tax, with due allowance for the maximum allowable discount, which is the 4% November discount, so the bill less 4% is divided over the year’s days. On a $6,000 bill with a closing on June 15, 2027, the seller’s share is $2,603.84, for 165 of 365 days: a debit to the seller and a credit to the buyer, who pays the whole bill in November.
Source: Bayit Title, https://bayittitle.com/closing-costs/property-tax-proration-calculator
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The seller’s share through the year
On a $6,000 bill, less the 4% discount, divided over 2027’s 365 days. The buyer’s column is what the buyer is left to pay of that discounted bill.
| Closing date | Seller’s days | Seller’s share | Buyer’s share |
|---|---|---|---|
| January 15, 2027 | 14 | $220.93 | $5,539.07 |
| March 1, 2027 | 59 | $931.07 | $4,828.93 |
| June 15, 2027 | 165 | $2,603.84 | $3,156.16 |
| September 1, 2027 | 243 | $3,834.74 | $1,925.26 |
| October 31, 2027 | 303 | $4,781.59 | $978.41 |
| December 15, 2027 | 348 | $5,491.73 | $268.27 |
“AS IS” contract, Standard K. A leap year is divided over 366 days. On the December closing, the seller may already have paid the bill, which the calculator handles.
What Standard K says
Taxes are prorated as of the day before the closing date, on the current year’s tax. Where the current year’s bill is not yet known, the proration is on the current year’s assessment at last year’s millage once the assessment is out, and on last year’s tax before that, with due allowance for the maximum allowable discount. The contract prints it among its standards rather than as a numbered paragraph; the FAR/BAR contract guide walks the form through.
The share is a line on the closing statement rather than a payment to the tax collector: the seller’s days come off the seller’s proceeds and go to the buyer as a credit, and the buyer pays the whole bill when it arrives. The seller net sheet shows the same line among the rest of a seller’s figures.
Paid in arrears, discounted early
Taxes are “due and payable on November 1 of each year or as soon thereafter as the certified tax roll is received by the tax collector,” and become delinquent on April 1 of the year after, or 60 days after the tax notice is mailed if that is later. Fla. Stat. § 197.333. Paid early, the bill is discounted 4% in November, 3% in December, 2% in January and 1% in February; in March it is paid in full. Fla. Stat. § 197.162(1). The maximum discount, 4%, is the November discount, which is why the contract takes it off before dividing.
When the seller has already paid
A closing in November or December can come after the seller has paid the year’s bill. The proration then runs the other way: the buyer owns the days from closing to December 31 and reimburses the seller for them, debited to the buyer and credited to the seller. Tick the box in the calculator, which appears only on a closing date from November on, and the line changes sides.
Common questions
How are property taxes prorated at a Florida closing?
By the day, as of the day before closing: the seller owes January 1 through the day before closing, and the buyer the rest of the year. Standard K of the Florida Realtors/Florida Bar “AS IS” Residential Contract for Sale and Purchase prorates on the current year’s tax with due allowance for the maximum allowable discount, so the bill less 4% is divided over the year’s days. On a $6,000 bill with a closing on June 15, 2027, the seller’s share is $2,603.84 for 165 days.
Who pays the property tax at closing, the buyer or the seller?
Florida taxes are paid in arrears: the year’s bill is due from November 1, after most closings. So the buyer will pay the whole bill when it arrives, and the seller’s share of the year is taken off the seller’s proceeds at closing and credited to the buyer. Nothing is sent to the tax collector at closing unless the bill is already out.
What if this year’s bill is not out yet?
It usually is not; the bill arrives in November. Standard K prorates on the current year’s assessment at last year’s millage once the assessment is out, and on last year’s tax before that. The calculator takes whichever figure you have as the year’s tax.
Why is 4% taken off before prorating?
Standard K makes “due allowance” for the maximum allowable discount. Paid early, the bill is discounted 4% in November, 3% in December, 2% in January and 1% in February; in March it is paid in full. The maximum discount, 4%, is the November discount under Fla. Stat. § 197.162(1), so the proration assumes the bill will be paid in November at that discount.
What changes on a November or December closing?
The bill exists, and the seller may already have paid it. Where the seller has, the proration runs the other way: the buyer owes the seller the days from closing to December 31, and is debited that share while the seller is credited it. Where the seller has not paid it, the proration is as in any other month and the buyer pays the bill.
Does the buyer get a credit?
Yes. On an unpaid bill the seller’s share is a debit to the seller and a credit to the buyer of the same amount on the closing statement, which is how the buyer is made whole for paying the whole year in November.
What about the homestead exemption after the sale?
The proration is on the current bill, whatever exemption it carries. The buyer’s own exemption and assessment start the next January 1; the Florida homestead exemption guide covers what the buyer applies for and when.
What else is on the statement
The proration is one line of a closing. The seller net sheet puts it beside the commission, the payoffs, the deed stamps and the owner’s policy, the doc stamp calculator works the taxes on the deed and the mortgage, and the Florida closing cost calculator prices the premium, the taxes and the recording on one card. The FAR/BAR deadline calculator turns the closing date into the contract’s deadlines. A buyer’s own exemption and assessment are in the Florida homestead exemption guide.
Standard K was read from the FloridaRealtors/FloridaBar-ASIS-7x form (Rev. 2/26) on October 8, 2026; the statutes on when the tax falls due and the discount were read on Online Sunshine on September 14, 2026. Another contract form can prorate differently. This page is not tax advice.