Free tool
Prorate a year's property taxes at closing. Enter the annual tax, the closing date, the 360- or 365-day year and who owns the closing day to see the day count, the daily rate and the seller's share credited to the buyer.
Built for Texas real estate exam prep (taxes paid in arrears)Exam questions tell you which year to use and who owns the closing day. If a question doesn't say, the usual convention is that the seller owns it.
Enter the annual tax and closing date to see the proration.
Prorations are one of the math question types on the Texas real estate exam - Encodr turns the day-count method into spaced-repetition practice so it sticks.
Get started freeThree steps: find the daily rate (annual tax ÷ 365, or ÷ 360
for a 360-day year), count the days the seller owned the property this year, then multiply. On a
365-day year you count the actual days in each month; on a 360-day year every month counts as 30 days,
so the seller gets 30 days for each full month plus the day number of the last day they own (a 31st
counts as the 30th). The closing day counts for whoever the question says owns it.
Texas property taxes are normally prorated as an arrears item: the bill for the year comes due by January 31 of the following year, so at a mid-year closing the current year's taxes haven't been paid. The seller owes the buyer for the days the seller owned the property, so the seller's share is a debit to the seller and a credit to the buyer.
Worked example: annual taxes of $7,300, closing June 30, 365-day year, seller owns the closing day. The daily rate is $7,300 ÷ 365 = $20. The seller owned January 1 through June 30: 31 + 28 + 31 + 30 + 31 + 30 = 181 days. The seller's share is 181 × $20 = $3,620, debited to the seller and credited to the buyer.
On a 360-day year, annual taxes of $3,600 are $10 a day. With an April 15 closing, the seller owns 90 + 15 = 105 days ($1,050) if the seller owns the closing day, or 104 days ($1,040) if the buyer does.
The TREC resale contract prorates current-year taxes through the Closing Date, and if the actual taxes turn out different, the parties adjust later. On a real closing, the title company's settlement statement controls. More prep: the Texas real estate exam course and the real estate commission calculator.
Area and acreage, commission splits, cap rate, a Texas property tax proration, LTV and points. The math on the Texas sales agent exam, worked step by step.
The Texas sales agent exam has a national portion and a state portion, and you need 70% on each. Here's what the current outlines cover and where candidates struggle.
Log your practice tests - score, breakdown, conditions, date - and get a weighted prediction of your real MCAT score.
Open tool →Calculate your cumulative GPA and BCPM science GPA on the AMCAS 4.0 scale.
Open tool →Enter your exam date, hours needed, and difficulty to see how much less time targeted review actually takes.
Open tool →Enter passages completed and minutes elapsed to see your current pace and whether you are on track to finish the CARS section on time.
Open tool →See the Ebbinghaus forgetting curve for cramming vs. spaced review, and where each review session resets your retention.
Open tool →Enter a course, its credit hours, and how memorization-heavy it is to get a recommended daily and weekly study load.
Open tool →Enter your current grade, the final's weight, and your target grade to see the exact score you need on the final.
Open tool →Calculate your unweighted and weighted GPA (honors +0.5, AP/IB +1.0) side by side - not just pre-med, works for any transcript.
Open tool →Enter total questions and the passing percentage to see exactly how many you can miss and still pass.
Open tool →Enter deck size and your new-cards-per-day pace to see when first exposure finishes and your steady-state daily review load.
Open tool →Enter your grading categories and their weights to see your current overall grade, even with categories still outstanding.
Open tool →Convert instantly between letter grades, percentages, and 4.0-scale GPA points.
Open tool →Convert between metric and imperial units for length, mass, pressure/stress, torque, and volume flow rate - built for engineering coursework, not just everyday conversions.
Open tool →Enter two measurements with their uncertainties to see the propagated uncertainty in a sum, difference, product, or quotient.
Open tool →Enter a discount rate and a series of cash flows to get both the net present value and the internal rate of return.
Open tool →Enter fixed costs, price per unit, and variable cost per unit to see exactly how many units - and how much revenue - it takes to break even.
Open tool →Enter your participation, case write-up, project, and exam weights to see your current grade in a case-method business course.
Open tool →Score your own work against a weighted studio rubric - concept, execution, craft, presentation, and reflection - before a critique or portfolio review.
Open tool →Enter one source once and get correctly formatted citations in APA, MLA, and Chicago side by side, for books, websites, and journal articles.
Open tool →Enter total pages, days available, and how dense the reading is to see how many pages a night it actually takes to keep up.
Open tool →A free, no-signup Pomodoro timer with customizable work and break lengths and a running count of completed sessions.
Open tool →Enter your total credit hours this term to see the weekly study time the standard "2-3 hours per credit hour" rule recommends.
Open tool →Enter your current GPA, credits earned, target GPA, and credits this semester to see the exact GPA you need this term.
Open tool →See whether a property policy met its coinsurance requirement and exactly what it pays on a loss - built for P&C license exam prep.
Open tool →Split a medical bill between you and the plan through the deductible, coinsurance, copay, and out-of-pocket maximum, step by step.
Open tool →Calculate days supply for tablets, oral liquids, and insulin, rounded down to whole days - built for pharmacy technician exam prep.
Open tool →Mix a higher and a lower strength to make a desired strength and quantity - get the parts and the amount of each.
Open tool →Calculate IV flow rate in mL/hr, drip rate in gtt/min for any drop factor, and infusion time, with the working shown.
Open tool →Split a real estate commission between the listing and buyer brokerages, then between each broker and agent, with the math shown.
Open tool →