Formula to Prorate Real estate taxes paid in arrears

Hi!

I need a formula to prorate real estate taxes that are paid in arrears. Here's the story:

We are closing on a property (settlement date) is 9/30/21

Taxes are paid in arrears in my state.

01/01/21 - 06/30/21 due 12/10/21
07/01/21 - 12/31/21 due 04/10/21

So if the full year taxes are $4000 then the first half would be due at the end of the year and the second half due next year. The seller would owe the buyer around $2600 at closing.

Also, is there a way that the dates could continually update or maybe instead of using dates we use days so that it will always be up-to-date. I'm trying to create a form that even a beginner could use without fail.

Thank you!

This is perfect. Thank you. The $2600 was a crude quick estimate and was off by about a month...but you got it. Is there any way to not have to change those dates every year?

Oh my gosh!!!! Yes! Thank you so much...fool proof!