Why prorations exist, and which way they run
Georgia taxes the January 1 owner for the whole year and bills in the fall, so closing must charge each party for the days it owned. Direction follows who pays the bill. Unpaid (accrued) items are debited to the seller and credited to the buyer, because the buyer pays the whole bill later while the seller used the property for part of the year; this shows on the Closing Disclosure as "Adjustments for Items Unpaid by Seller." Prepaid items reverse it: credit seller, debit buyer. Every proration has offsetting entries — a one-sided entry is wrong.
Count the days the way the question tells you
The 365-day method uses actual days; the 360-day statutory method uses 30-day months. The seller owns the closing day.
Worked example, 365-day: $2,920 annual tax, unpaid, closing September 15. Daily rate = $2,920 ÷ 365 = $8.00. January 1 through September 15 is 31+28+31+30+31+30+31+31+15 = 258 days, so 258 × $8.00 = $2,064.00 debited to the seller. Counting 257 days excludes the closing day and gives $2,056.00; the 360-day method gives $2,068.33.
Worked example, 360-day: $3,600 annual tax, closing April 10. Monthly = $3,600 ÷ 12 = $300; daily = $300 ÷ 30 = $10. Three months plus 10 days = (3 × $300) + (10 × $10) = $1,000.00. Actual days give $986.30.
Prepaid dues reimburse the seller
HOA dues of $600 paid for the year, closing September 15: the buyer period is September 16 through December 31 = 107 days. $600 ÷ 365 = $1.6438/day × 107 = $175.89 credited to the seller, debited to the buyer. Using the seller own 258 days gives $424.11, days the seller already paid and is not reimbursed for.
Rent and deposits belong to the buyer
Rent collected in advance for days the buyer will own is credited to the buyer, and the tenant security deposit transfers in full. On $1,500 monthly rent with 15 buyer days: 15 ÷ 30 × $1,500 = $750, plus the $1,500 deposit = $2,250. Forgetting the deposit is the most common omission.