Pro Tier Module

Real-Estate Closing Proration & Net-Sheet Worksheet

Exact settlement-date prorations and a net sheet in the browser - a worksheet to check the CD against.

This tool runs inside GDBS Pro. What it computes and the authorities it applies are below.

The problem

Title agents, escrow officers, and closing attorneys prorate property tax, prepaid interest, HOA dues, and transfer tax by hand under day-count and arrears-vs-advance conventions that vary by contract and jurisdiction, where a single off-by-one day or a stale transfer-tax rate distorts who owes what at the table.

The local-first solution

This plugin computes exact UTC calendar and proration arithmetic with every jurisdiction rate a user-confirmed input, entirely client-side, so you can check the figures before signing - nothing is uploaded to anyone's cloud.

What it does

Property-tax proration on a 365/366 actual-days or 30/360 banker basis, paid in arrears or in advance, with a selectable who-owns-the-closing-day convention

Per-diem mortgage interest (prepaid/interim interest) on a 365/360 or actual/actual day-count through end of month or a stated date

HOA dues proration over the monthly, quarterly, or annual period containing closing

Transfer / recording tax by per-unit rate (e.g. dollars per $500) or flat percent, with the rate confirmed per jurisdiction - none hardcoded

Buyer cash-to-close and seller net-proceeds net sheet from price, loan, deposit, payoff, commission, and the prorations above

Strict YYYY-MM-DD date validation that rejects impossible dates so a typo never produces a wrong proration

Honest scope

The date and proration arithmetic is exact, but this is a worksheet to check figures, not the official settlement statement: the binding document is the RESPA/TRID Closing Disclosure (12 CFR 1026.19/.38) prepared by the settlement agent, and every line must be reconciled against it. Proration method (day basis, who owns the closing day, arrears vs advance) follows local custom and the purchase contract rather than law, transfer and recording rates are user-confirmed because they vary by jurisdiction and change, and this is not legal, tax, or financial advice.

Authorities cited

RESPA / TRID - 12 CFR 1026.19(e)/(f) and 1026.38: the integrated Closing Disclosure is the binding settlement document; this worksheet does not replace it.
Standard property-tax proration convention - per-diem = annual tax / days in the tax period; seller owes the days owned within the period (arrears = credit to buyer; advance = reimbursed by buyer). Day basis and proration date follow local custom and the purchase contract.
30/360 (US/NASD) day-count convention - each month 30 days, year 360 days, with the standard end-of-month day adjustments; widely used for tax/interest prorations.
Actual/actual (365/366) day-count - calendar days over the actual length of the period/year (leap-aware).
Per-diem mortgage interest (interim/prepaid interest) - daily interest = loan x annual rate / day-count divisor (360 for the common 365/360 mortgage convention, or 365/366); accrued from funding through end of the closing month or a stated date. Reconcile with the lender figure.
Transfer / documentary stamp / recording taxes - rate and "who pays" vary by state, county, and municipality and change over time; entered by the user with an as-of date, never hardcoded here.

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Background reading: Finance, tax and accounting

Build a net sheet now

Prorate a closing and reconcile a net sheet in your browser - nothing is uploaded to anyone's cloud. Save the worksheet to your Sandbox, attach it to a Worklog closing file, or route it into a Gate client portal for signature.

Try it live inside GDBS See Pro pricing

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