Free estimator · Updated 2026
Property tax calculator for every U.S. state
This free property tax calculator shows how much your property tax is. Enter your home value and state to estimate your annual and monthly bill — then see exactly where your state ranks nationwide.
Your property tax equals your home's taxable value × your local effective tax rate. Across the U.S., effective rates run from about 0.27% in Hawaii to 1.92% in Illinois — so a $400,000 home is taxed roughly $1,080/year in the lowest state and ~$7,680/year in the highest. Enter your value and state below for your estimate.
Advanced options
Based on the median effective rate in your state
Estimate only — not tax advice. This uses each state's median effective rate; your local rate, assessment, and exemptions may differ. Confirm your exact figure with your county assessor. Last updated .
The method
How your property tax is calculated
Every property tax bill in America comes down to the same three ingredients. This property tax estimator applies them using your state's typical rate.
Assessed value
Your county or city assessor sets a taxable value for your home. It can differ from what you paid — some states cap how fast it rises each year.
Subtract exemptions
Homestead, senior, veteran and disability exemptions lower the taxable amount before the rate is applied. Add yours in Advanced options.
Apply the rate
The local rate (a mill rate or percentage) is multiplied by the taxable value. That's your annual bill — often collected monthly through escrow.
Compare all 50 states + DC
Property tax by state
Median home value, median tax actually paid, and the resulting effective rate for every state — plus the estimated tax on the home value you entered. Sort any column, or click a row to load that state into the property tax calculator above.
| State ↕ | Effective rate ↕ | Tax on your home ↕ |
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What to do next
Think your property tax is too high?
Roughly a third of homes are over-assessed. These are the moves that actually lower a bill — start with the free ones.
Appeal your assessment
Assessment-appeal services review your property and file on your behalf, often for a share of what they save you — no upfront cost.
Check your appeal odds → Escrow & mortgageCompare mortgage & escrow
Property tax is bundled into your monthly escrow. If your bill jumped, comparing lenders or refinancing can offset the increase.
See today's rates → At tax timeDeduct property tax
Property tax may be deductible up to the SALT cap if you itemize. Tax software walks you through claiming it correctly.
File with a deduction →Advertiser disclosure: Some links above are partner or affiliate links. If you use them we may earn a commission at no extra cost to you. This never affects your estimate or which options we describe.
Worked examples
Property tax calculated in three states
The same $400,000 home, taxed three different ways. Every number below is the calculator's own math, shown step by step.
Illinois — highest rate
× 0.0192
= $7,680 / year
≈ $640 / month
Illinois tops the rate table because home values are moderate ($280,700 median) while local levies — especially school districts — are high.
Texas — no income tax
× 0.0131
= $5,240 / year
≈ $437 / month
Texas has no state income tax, so local governments lean harder on property tax. The median Texas homeowner pays $4,108.
Hawaii — lowest rate
× 0.0027
= $1,080 / year
≈ $90 / month
Hawaii's rate is the nation's lowest, helped by generous owner-occupant exemptions — but its median home value is the highest at $875,900.
Lower your taxable value
Property tax exemptions you may qualify for
Exemptions cut the value your rate is applied to, so they lower the bill directly. Most must be applied for — they are rarely automatic, and many homeowners never claim them.
Homestead
Reduces the taxable value of your primary residence. The most widely available exemption, though the amount varies enormously by state. Doesn't apply to rentals or vacation homes.
Senior citizen
Age-based relief, often with an income test. Some states freeze your assessment or your tax bill entirely once you qualify.
Veteran & disabled veteran
Reductions tied to service, often scaled to disability rating. Several states exempt 100% disabled veterans entirely, and some extend the benefit to surviving spouses.
Disability
Available to homeowners with qualifying disabilities on a primary residence. Proof of disability is normally required.
Agricultural / farmland
Land in active agricultural use is often assessed on its farm-use value rather than its market value, which can be dramatically lower.
Energy efficiency
Some states exclude the added value of solar panels or similar upgrades, so improving your home doesn't raise your assessment.
Enter the total exemption amount under Advanced options above to see its effect on your estimate. Availability and amounts are set by your state and county — check with your assessor for what applies to you.
Where the money goes
What do property taxes pay for?
Property tax is almost entirely local. Unlike income tax, essentially none of it goes to the federal government — it funds the services in your immediate area.
This is why two identical homes a few miles apart can be taxed very differently: each sits inside a different combination of county, city, school, and special districts, and each of those sets its own levy.
Key terms
Property tax glossary
The vocabulary on your assessment notice, in plain English — the terms this property tax calculator uses and what each one means on your bill.
- Market value
- What your home would sell for under normal conditions. It's the starting point assessors work from, usually inferred from recent sales of comparable properties.
- Assessment ratio
- The share of market value that is actually taxable in your area. A 60% ratio on a $500,000 home gives a $300,000 assessed value. Many states use 100%; others use much less.
- Assessed value
- The taxable value your assessor assigns. Market value × assessment ratio. This — not your purchase price — is what your tax is built on.
- Taxable value
- Assessed value minus exemptions. This is the figure your rate is finally applied to.
- Effective property tax rate the % this tool uses
- Tax paid as a percentage of market value. The cleanest way to compare states, and the rate this calculator uses.
- Mill rate (millage)
- Tax per $1,000 of assessed value. One mill = $1 per $1,000. Divide mills by 10 to get a percentage — 20 mills is 2.0%.
- Mill levy
- The combined rate from every authority taxing your property — county, city, school district, and any special districts stacked together.
- Homestead exemption
- A reduction in taxable value for your primary residence, available in most states and usually requiring an application.
- Tax credit
- Unlike an exemption, a credit reduces the final tax owed rather than the value it's calculated from — so a $500 credit saves you exactly $500.
- Special assessment
- A separate charge for a specific local improvement such as sewers or sidewalks. It appears on your bill but isn't part of your general rate — and generally isn't deductible.
- Tax lien
- A legal claim placed on your property when taxes go unpaid. Left unresolved, it can lead to a tax sale or foreclosure.
Answers
Property tax, explained
How much is my property tax?
Your property tax is roughly your home's taxable value multiplied by your local effective rate. On a $400,000 home that ranges from about $1,080/year in Hawaii to roughly $7,680/year in Illinois.
Enter your home value and state at the top of this page for an instant estimate, then confirm the exact number on your county assessor's site or your latest tax bill.
How is property tax calculated?
The formula is taxable value × tax rate. Your assessor sets an assessed value, you subtract any exemptions you qualify for, and the remainder is multiplied by your combined local rate — county, city, school district and any special districts added together.
Example: a $400,000 assessment with a $50,000 homestead exemption and a 1.2% rate works out to $350,000 × 0.012 = $4,200 a year.
How accurate is this property tax estimator?
It uses each state's median effective property tax rate — a solid ballpark for planning, budgeting, or comparing where to buy. Actual rates are set locally, so two homes in the same state can pay quite different amounts depending on the county, city, and school district.
Treat the result as an estimate, not a bill. For an exact figure, use your county assessor's rate or your escrow statement, and enter it under Advanced options → "Your rate".
Is property tax based on purchase price or assessed value?
Assessed value, not purchase price. The assessor sets an assessed value that may be higher or lower than what you paid. Several states cap annual assessment increases, so a recently bought home can be taxed differently than a long-held neighbor.
What is a mill rate, and how do I convert it to a percentage?
A mill is $1 of tax per $1,000 of assessed value. To convert mills to a percentage, divide by 10 — so a 20-mill rate is 2.0%, and 14.5 mills is 1.45%.
If your bill quotes mills, do that conversion and enter the result under Advanced options → "Your rate" for a precise estimate.
Which states have the highest and lowest property tax?
Among the highest rates: Illinois (1.92%), New Jersey (1.89%) and Connecticut (1.66%), followed by New Hampshire and New York. Among the lowest: Hawaii (0.27%), Alabama (0.38%), Idaho and Arizona (0.43%).
Rate and dollar bill are different rankings worth separating: New Jersey has the highest median bill at $9,358, while Illinois has the highest rate — because Illinois home values are lower. Hawaii has the lowest rate but a median home value near $876,000.
Low property tax often means higher taxes elsewhere — Texas has no income tax but relatively high property taxes. Use the property tax by state table to sort and compare all 50 states plus DC.
Are property taxes paid monthly or once a year?
The tax itself is assessed annually, but most jurisdictions bill semi-annually or quarterly. If you have a mortgage, your lender usually collects 1/12th of the annual bill each month through escrow and pays the county on your behalf.
That's why the calculator shows a monthly figure — it's the amount most homeowners actually feel in their payment.
Why did my property tax go up?
Three things can push a bill higher: your assessment rose (usually because local home values rose), your local rate went up (often via a voter-approved school or bond measure), or an exemption came off your account — for example after a sale, refinance, or a missed re-filing.
Your assessment notice will show which one changed. If it's the assessment and it looks wrong, that's the most appealable of the three.
Is property tax deductible on my federal return?
Yes, if you itemize on Schedule A. Property tax falls under the SALT (state and local tax) deduction, which for 2026 is capped at $40,400 ($20,200 if married filing separately) — up from the old $10,000 limit. The expanded cap phases down for modified adjusted gross income above roughly $505,000, and is scheduled to revert to $10,000 in 2030.
The cap covers property tax plus state income or sales tax combined. If you take the standard deduction, property tax doesn't reduce your federal bill. Tax rules change — confirm with the IRS or a tax professional for your situation.
How can I lower my property tax?
Claim every exemption you qualify for (homestead, senior, veteran, disability), review your assessment notice for errors in square footage, bedroom count or lot size, and file an appeal if comparable homes nearby are assessed lower. Lowering your taxable value is usually more effective than trying to change the rate.
How do I appeal my property tax assessment?
Start with the deadline — most counties allow appeals only for a short window (often 30–60 days) after assessment notices go out. Then gather evidence: recent sales of comparable homes, photos of condition issues, and any factual errors on your property record card.
Most appeals begin as an informal review with the assessor's office before any formal hearing, and filing is typically free. Appeals challenge your valuation, not the tax rate itself.
What happens if I don't pay my property tax?
Unpaid property taxes accrue penalties and interest, and the county places a tax lien on the property. If the debt stays unpaid, that lien can eventually lead to a tax sale or foreclosure — timelines vary widely by state, from a year or two to several.
Most counties offer payment plans or hardship deferrals, and many states have deferral programs for seniors and disabled homeowners. Contact your tax collector early — options shrink once a lien is sold.
Methodology & disclaimer. For each state we take the U.S. Census American Community Survey figures for median home value and median real estate taxes paid, then compute the effective rate as tax ÷ value. Both inputs are shown in the table above so you can check the arithmetic yourself. Different publishers compute this differently — a rate weighted across owner-occupied units rather than a ratio of medians will produce somewhat different numbers, which is why our figures may not match other calculators exactly. Last reviewed July 2026; see Sources.
Actual property taxes are set by local jurisdictions and vary by county, city, and school district. This tool does not provide tax, legal, or financial advice — confirm any figure with your county assessor or a qualified professional before relying on it.
Where the numbers come from
Sources
The state rates in this calculator are drawn from the primary datasets below. We review them when new figures are published.
- 01 Tax Foundation — Property Taxes by State and County Effective property tax rates on owner-occupied homes, updated annually. Primary source for the per-state rates used here.
- 02 U.S. Census Bureau — American Community Survey (ACS) Underlying data on real estate taxes paid and home values (table B25103), which the effective-rate figures are built from.
- 03 Your county assessor The authoritative source for your own bill. For an exact figure, use your assessor's rate and enter it under Advanced options → "Your rate".