PropertyTax🏠 Calculate Your Property Tax
💡 What's an assessment ratio?
Some counties tax your home at less than its full market value. If your home is worth $400,000 but assessed at 80%, tax is calculated on $320,000. Most of the time this is 100% — but always check with your county assessor.
Annual Property Tax
—
Select a state to see results
Monthly
—
Quarterly
—
Weekly
—
Effective Rate
—
Assessed Value
—
💡 Tips to Reduce Your Property Tax
📅 Property Tax Over Time (with 2% annual home appreciation)
How your property tax is likely to grow as your home value appreciates.
| Period | Est. Home Value | Annual Tax | Monthly Tax | Cumulative Tax Paid |
|---|
* Estimates assume 2% annual home value appreciation and unchanged tax rate. Actual values will vary.
Property tax is part of your PITI (Principal, Interest, Taxes, Insurance). Use our mortgage calculator to see your full monthly housing cost.
⚖️ Compare Property Tax in Two States
Select two states above to compare.
💡 Thinking of Moving to a Lower-Tax State?
Property tax is just one cost. States with no income tax (like TX, FL, WA) often make up revenue through higher property taxes. Compare your total tax burden — income + property + sales tax — not just one rate.
Local variation is huge. State averages hide enormous county-level variation. Two counties in the same state can have rates that differ by 1–2%. Always check the specific county before buying.
Exemptions change the picture. A state with a 1.5% rate but a generous homestead exemption ($50k off assessed value) may cost less than a 1.0% state with no exemptions on a modest home.
Use our All States Explorer to rank every state by effective rate and find the best value for your budget.
🗺️ All States Property Tax Explorer
| State | Effective Rate | Annual Tax | Monthly | National Rank | Tax Tier |
|---|
Rates are 2024/2025 effective rates as a % of market value. Rank #1 = lowest tax. Sources: Tax Foundation, US Census Bureau.
💰 What Home Can I Afford on My Tax Budget?
Enter the maximum annual property tax you want to pay, and we'll show you the maximum home value you can buy in each state.
Max Home Value in your state
—
At — effective rate · — tax per month
💡 Tips for Budget-Conscious Buyers
Always research the specific county. State averages hide huge local variation. The county assessor's website or Zillow can show you actual tax bills on specific properties you're considering.
Factor in homestead exemptions. Your actual tax bill may be lower than the headline rate if you qualify for a homestead exemption — typically $25k–$50k off your assessed value.
Budget for increases. Property taxes tend to rise with home values. Budget 2–3% annual growth in your tax bill over the long term.
Top states for your budget:
Which US state has the highest property taxes?
New Jersey has the highest effective property tax rate in the US at approximately 2.47%, followed by Illinois (2.23%) and New Hampshire (2.18%). On a $400,000 home in New Jersey, you'd pay around $9,880/year in property tax — more than $823/month.
Which US state has the lowest property taxes?
Hawaii has the lowest effective property tax rate at around 0.32%, despite having very high home prices. Alabama (0.40%) and Colorado (0.51%) are also among the lowest. On a $400,000 home in Hawaii, annual property tax would be approximately $1,280.
How is property tax calculated in the US?
Property tax = Assessed Value × Tax Rate (mill rate). The assessed value is determined by your county assessor — usually equal to market value, but some counties assess at a ratio (e.g., 80% of market value). The tax rate (or mill rate) is set by your local government and covers schools, emergency services, and local infrastructure. Our calculator uses effective rates that already account for these factors.
What is a homestead exemption and how do I get one?
A homestead exemption reduces the taxable value of your primary residence — often by $25,000 to $50,000. For example, if your home is assessed at $300,000 and you qualify for a $50,000 exemption, you only pay tax on $250,000. To apply, contact your county property appraiser's or assessor's office. Most require you to file once, and the exemption renews automatically. Seniors, veterans, and disabled homeowners often qualify for additional reductions.
Can I appeal my property tax assessment?
Yes — and it works more often than people realise. If you believe your home has been over-assessed, you can file an appeal with your county's Value Adjustment Board or Assessment Appeals Board. You'll need comparable sales data showing your home is worth less than assessed. Many homeowners successfully reduce their assessment, especially in rapidly changing markets where assessors may lag actual values.