US Property Tax Calculator
Estimate annual property tax on a home in any US state using the latest state effective rates, with a comparison against the national average.
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How to use this calculator
- 1
Enter your home value (market value is a good estimate).
- 2
Pick your state to apply its average effective property tax rate.
- 3
If you know your own effective rate, enter it to override the state average.
- 4
Read the estimated annual and monthly property tax and how it compares with the US average.
Frequently asked questions
Which states have the highest property taxes?
Illinois (1.88%), New Jersey (1.88%) and Connecticut (1.54%) have the highest average effective rates on owner-occupied homes. The US average is 0.9%.
Which states have the lowest property taxes?
Hawaii (0.29%), Alabama (0.37%) and Utah (0.48%) have the lowest average effective rates.
What is an effective property tax rate?
It is the tax you actually pay divided by the market value of your home. It differs from a listed millage or nominal rate because assessed values are often below market value and exemptions reduce the bill.
Why can my real bill differ from this estimate?
Rates vary a lot by county, city and school district, and homestead exemptions, assessment caps and recent reassessments change what you owe. The state figure is an average, so use your own rate for a closer number.
US property tax calculator — effective rates for all 50 states and DC
Property tax rates by state, highest to lowest
The effective rate is the average property tax paid on owner-occupied homes as a share of their value. The table also shows the tax on a $350,000 home at each state's average rate. State rates: Tax Foundation, Facts & Figures 2026 (mean effective property tax rate on owner-occupied housing, 2024, US Census Bureau American Community Survey). County figures: Tax Foundation, Property Taxes by State and County, 2026 (ACS 2024 5-year estimates).
| State | Effective rate | Tax on a $350,000 home | Rank (1 = highest) |
|---|---|---|---|
| Illinois | 1.88% | $6,580 | 2 |
| New Jersey | 1.88% | $6,580 | 1 |
| Connecticut | 1.54% | $5,390 | 3 |
| Vermont | 1.51% | $5,285 | 4 |
| New Hampshire | 1.5% | $5,250 | 5 |
| Nebraska | 1.44% | $5,040 | 6 |
| Texas | 1.4% | $4,900 | 7 |
| Ohio | 1.36% | $4,760 | 8 |
| Iowa | 1.33% | $4,655 | 9 |
| Wisconsin | 1.32% | $4,620 | 10 |
| New York | 1.3% | $4,550 | 11 |
| Pennsylvania | 1.26% | $4,410 | 12 |
| Kansas | 1.21% | $4,235 | 13 |
| Michigan | 1.19% | $4,165 | 14 |
| Rhode Island | 1.12% | $3,920 | 15 |
| Massachusetts | 1% | $3,500 | 16 |
| Minnesota | 1% | $3,500 | 17 |
| South Dakota | 1% | $3,500 | 18 |
| Maine | 0.98% | $3,430 | 19 |
| Alaska | 0.94% | $3,290 | 20 |
| Maryland | 0.92% | $3,220 | 21 |
| North Dakota | 0.92% | $3,220 | 22 |
| Missouri | 0.89% | $3,115 | 23 |
| Oregon | 0.81% | $2,835 | 24 |
| Georgia | 0.79% | $2,765 | 25 |
| Oklahoma | 0.79% | $2,765 | 26 |
| Florida | 0.78% | $2,730 | 27 |
| Virginia | 0.78% | $2,730 | 28 |
| Indiana | 0.76% | $2,660 | 29 |
| Washington | 0.75% | $2,625 | 30 |
| Kentucky | 0.74% | $2,590 | 31 |
| California | 0.7% | $2,450 | 32 |
| North Carolina | 0.66% | $2,310 | 33 |
| New Mexico | 0.63% | $2,205 | 34 |
| Montana | 0.61% | $2,135 | 35 |
| Washington DC | 0.6% | $2,100 | — |
| Mississippi | 0.58% | $2,030 | 36 |
| Arkansas | 0.56% | $1,960 | 37 |
| Louisiana | 0.55% | $1,925 | 38 |
| Delaware | 0.54% | $1,890 | 39 |
| Wyoming | 0.53% | $1,855 | 40 |
| Tennessee | 0.52% | $1,820 | 41 |
| West Virginia | 0.51% | $1,785 | 42 |
| Colorado | 0.5% | $1,750 | 44 |
| Idaho | 0.5% | $1,750 | 45 |
| Nevada | 0.5% | $1,750 | 43 |
| South Carolina | 0.49% | $1,715 | 46 |
| Arizona | 0.48% | $1,680 | 47 |
| Utah | 0.48% | $1,680 | 48 |
| Alabama | 0.37% | $1,295 | 49 |
| Hawaii | 0.29% | $1,015 | 50 |
What a $350,000 home costs in property tax
The same $350,000 home at the average effective rate in six large states. The national average rate is 0.9%, which would be $3,150 a year.
| State | Effective rate | Per year | Per month |
|---|---|---|---|
| New Jersey | 1.88% | $6,580 | $548 |
| Illinois | 1.88% | $6,580 | $548 |
| Texas | 1.4% | $4,900 | $408 |
| New York | 1.3% | $4,550 | $379 |
| Florida | 0.78% | $2,730 | $228 |
| California | 0.7% | $2,450 | $204 |
How property tax is calculated
Local governments set the tax: the assessor values your property, exemptions such as a homestead exemption may reduce the taxable value, and the tax rate (often written as a millage rate) is applied to the result. Because assessed value is frequently lower than market value, the effective rate on market value is usually lower than the nominal rate. This calculator uses effective rates, so you can multiply them directly by a home's market value.
Why property taxes differ so much between states
States that have no or low income tax, or that rely on local schools and services funded by property tax, tend to charge more: Texas, for example, has no state income tax and an effective rate well above the national average. Some states cap how fast assessed values can rise, which lowers bills for long-time owners. Use the state pages for county-level figures in the largest states.
Learn more from an authoritative source:
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Results are estimates for informational purposes only and do not constitute professional financial, medical, legal, or technical advice. Read full disclaimer →