Property Tax Calculator: Estimate by State & County 2026
The average effective property tax rate in the U.S. is 1.10% of assessed home value. On a $350,000 home, that equals $3,850/year or $321/month. However, rates range from 0.31% in Hawaii ($1,085/year) to 2.23% in New Jersey ($7,805/year). Your actual tax depends on your county's assessment ratio, millage rate, and any exemptions you qualify for.
Annual Property Tax = Assessed Value × Assessment Ratio × Millage Rate – Exemptions
Property taxes are one of the largest ongoing costs of homeownership and vary dramatically by location. Our Property Tax Calculator helps you estimate your annual property tax bill based on your home's value and location. Understanding property taxes is essential for budgeting, comparing home affordability between areas, and ensuring you are not overpaying.
According to the Tax Foundation, Americans paid an average of $3,498 in property taxes per year in 2025. These taxes fund local schools, police and fire departments, roads, parks, and other essential services. The tax rate you pay depends on your state, county, and local taxing districts.
What This Means
Your estimated property tax is based on your county's average effective rate applied to your home's estimated market value. Actual taxes may differ because assessed values often lag behind market values, and you may qualify for exemptions (homestead, senior, veteran, disability) that reduce your tax bill. Check with your county assessor's office for your official assessed value and applicable exemptions.
Recommended Moving Supplies
Editor's picks to make your move easier and more affordable
Moving Boxes Variety Pack
Complete moving box set with small, medium, and large sizes. Includes packing paper.
Check Price on Amazon
Heavy Duty Packing Tape Gun
Scotch shipping tape with dispenser. Seals boxes quickly and securely for moving day.
Check Price on Amazon
Furniture Dolly & Hand Truck
Heavy-duty hand truck for moving furniture, appliances, and heavy boxes. Saves your back on moving day.
Check Price on AmazonAs an Amazon Associate, we may earn from qualifying purchases. This does not affect our editorial recommendations.
Property Tax Rates by State (2026)
Here are the effective property tax rates for all 50 states, ranked from lowest to highest:
10 Lowest Property Tax States
| Rank | State | Effective Rate | Tax on $350,000 Home | Monthly Cost |
|---|---|---|---|---|
| 1 | Hawaii | 0.31% | $1,085 | $90 |
| 2 | Alabama | 0.40% | $1,400 | $117 |
| 3 | Colorado | 0.51% | $1,785 | $149 |
| 4 | Louisiana | 0.55% | $1,925 | $160 |
| 5 | South Carolina | 0.56% | $1,960 | $163 |
| 6 | West Virginia | 0.57% | $1,995 | $166 |
| 7 | Wyoming | 0.58% | $2,030 | $169 |
| 8 | Utah | 0.60% | $2,100 | $175 |
| 9 | Nevada | 0.60% | $2,100 | $175 |
| 10 | Idaho | 0.63% | $2,205 | $184 |
10 Highest Property Tax States
| Rank | State | Effective Rate | Tax on $350,000 Home | Monthly Cost |
|---|---|---|---|---|
| 41 | Vermont | 1.86% | $6,510 | $543 |
| 42 | Texas | 1.80% | $6,300 | $525 |
| 43 | Wisconsin | 1.85% | $6,475 | $540 |
| 44 | Nebraska | 1.73% | $6,055 | $505 |
| 45 | Ohio | 1.59% | $5,565 | $464 |
| 46 | Pennsylvania | 1.58% | $5,530 | $461 |
| 47 | Iowa | 1.57% | $5,495 | $458 |
| 48 | Connecticut | 2.15% | $7,525 | $627 |
| 49 | Illinois | 2.23% | $7,805 | $651 |
| 50 | New Jersey | 2.23% | $7,805 | $651 |
Impact on affordability: The $6,720/year difference between Hawaii and New Jersey property taxes ($560/month) is equivalent to approximately $83,000 in additional mortgage borrowing power. Location choice dramatically affects your total homeownership cost.
How Property Tax Is Calculated
Property taxes may seem straightforward, but the calculation involves multiple layers:
Step 1: Market Value Assessment
Your county assessor estimates your property's fair market value. Assessments may happen annually, biennially, or every 3–5 years depending on the jurisdiction. The assessed value often lags behind actual market value by 1–3 years.
Step 2: Assessment Ratio
Many states apply an assessment ratio to the market value. For example, South Carolina assesses primary residences at only 4% of market value, while Georgia uses 40%. A $350,000 home in South Carolina has an assessed value of $14,000 for tax purposes.
Step 3: Millage Rate
Local taxing authorities set a millage rate (mills per dollar of assessed value). One mill = $1 per $1,000 of assessed value. Multiple entities may levy taxes on the same property:
- County government: 5–15 mills
- City/municipality: 5–20 mills
- School district: 10–30 mills (usually the largest)
- Special districts: 1–5 mills (fire, library, hospital)
Total millage rate example: 45 mills = 4.5% of assessed value. On an assessed value of $14,000 (SC), tax = $630/year. On an assessed value of $350,000 (no assessment ratio), tax = $15,750/year. The assessment ratio is what keeps taxes manageable.
Step 4: Exemptions
Most jurisdictions offer exemptions that reduce your assessed value before the tax rate is applied. See the homestead exemptions section below for details.
Homestead Exemptions by State
A homestead exemption reduces the taxable value of your primary residence. Here are the major exemptions available:
| State | Exemption Amount | Tax Savings (est.) | Who Qualifies |
|---|---|---|---|
| Texas | $100,000 (school), varies (county) | $1,800+ | All homeowners |
| Florida | $50,000 | $500–$1,000 | All homeowners |
| Georgia | $2,000–$10,000+ | $200–$500 | All homeowners |
| Louisiana | $75,000 | $412 | All homeowners |
| California | $7,000 | $70 | All homeowners |
| Illinois | $10,000 (Cook County: $10,000) | $223 | All homeowners |
| New York | Up to 50% (STAR: $30,000) | $300–$1,500 | Homeowners under income limit |
| Pennsylvania | Varies by district | $200–$600 | All homeowners |
Senior, Veteran & Disability Exemptions
Many states offer additional exemptions for seniors (65+), disabled veterans, and people with disabilities. These can reduce tax bills by 50–100%. For example, Texas provides a 100% property tax exemption for disabled veterans with a 100% disability rating, and Florida provides an additional $50,000 exemption for seniors 65+ with income below $36,614.
Always apply for exemptions. They are not automatic — you must file an application with your county assessor. Many homeowners miss thousands of dollars in savings simply because they never applied.
How to Challenge Your Property Tax Assessment
If you believe your property is over-assessed, you can appeal. Successful appeals reduce your tax bill, sometimes by hundreds or thousands of dollars per year:
- Get your assessment details. Request your property record card from the assessor's office. Check for errors in square footage, lot size, number of bedrooms/bathrooms, or condition rating.
- Research comparable sales. Find 3–5 similar homes that sold recently for less than your assessed value. Use our home value estimator to identify fair market value.
- File a formal appeal. Most jurisdictions have a 30–90 day window after assessments are published. File with your county's Board of Review or Board of Equalization.
- Present your evidence. Bring your comparable sales data, photos of any condition issues, and documentation of any errors in your property record. Be factual and concise.
- Consider hiring a property tax consultant. For homes assessed at $500,000+, a tax consultant or attorney may be worth the $200–$500 fee. Some work on contingency (25–50% of first year's savings).
According to the National Taxpayers Union, about 40–60% of property tax appeals result in a reduced assessment. It's well worth the effort if you have comparable sales data supporting a lower value.
Property Tax Considerations When Relocating
If you are considering a move, property tax differences between states can save or cost you thousands annually:
| Moving From → To | Annual Tax Savings | Monthly Savings | Notes |
|---|---|---|---|
| NJ → FL ($350K home) | $4,605 | $384 | Plus no state income tax in FL |
| IL → TN ($350K home) | $5,285 | $440 | Plus no state income tax in TN |
| TX → NV ($350K home) | $4,200 | $350 | Both have no state income tax |
| CT → SC ($350K home) | $5,565 | $464 | SC has very low assessment ratio |
| NY → NC ($350K home) | $3,080 | $257 | NC has moderate income tax |
Remember: states with low property taxes often have higher income taxes, sales taxes, or fees. Evaluate your total tax burden, not just property taxes. States with no income tax (TX, FL, NV, WA, TN, WY, SD, AK, NH) tend to have higher property tax and/or sales tax rates to compensate.
Planning a tax-saving relocation? Use our moving cost calculator to budget for the move itself, and our cost of living comparison tool to evaluate total living expenses.
For UK property tax calculations (Council Tax by band and postcode), visit our sister site UK Calculator.
Recommended Resources
- Every Landlord's Tax Deduction Guide by Stephen Fishman — Comprehensive guide to property tax deductions for homeowners and investors.
- The Book on Tax Strategies for Real Estate Investors by Amanda Han & Matthew MacFarland — Advanced strategies for reducing property tax burdens.
- The Millionaire Real Estate Investor by Gary Keller — Understanding property taxes as part of investment analysis.
Frequently Asked Questions
How much is property tax on a $300,000 house?
At the national average effective rate of 1.10%, property taxes on a $300,000 home would be $3,300/year ($275/month). However, this varies enormously by location: in Hawaii (0.31%), you'd pay just $930/year, while in New Jersey (2.23%), the same home would cost $6,690/year. Always check your specific county's rate, as rates can vary significantly even within the same state.
Which state has the lowest property taxes?
Hawaii has the lowest effective property tax rate at 0.31%. On a $350,000 home, annual property taxes in Hawaii are approximately $1,085. Other low-tax states include Alabama (0.40%), Colorado (0.51%), Louisiana (0.55%), and South Carolina (0.56%). However, keep in mind that Hawaii has very high home prices (median $815,000), so the dollar amount of taxes may still be substantial despite the low rate.
Do property taxes go up every year?
In most jurisdictions, property taxes can increase for two reasons: (1) your assessed value increases due to home appreciation or reassessment, and (2) local taxing authorities raise the millage rate. Some states limit annual assessment increases — California's Proposition 13 caps increases at 2% per year, and Florida's Save Our Homes limits increases to 3% or CPI, whichever is lower. On average, property taxes increase 2–4% annually. If your taxes increase dramatically in one year, check whether your home was reassessed and consider filing an appeal.
Can I deduct property taxes on my federal return?
Yes, property taxes are deductible as part of the State and Local Tax (SALT) deduction, but the total SALT deduction is capped at $10,000 ($5,000 for married filing separately). This cap includes state income taxes or sales taxes plus property taxes combined. If you live in a high-tax state where your state income tax alone approaches $10,000, you may get little or no additional benefit from deducting property taxes. The deduction only helps if you itemize rather than take the standard deduction.
What is a homestead exemption and how do I apply?
A homestead exemption reduces the taxable assessed value of your primary residence, lowering your property tax bill. Most states offer them, with exemption amounts ranging from $7,000 (California) to $100,000+ (Texas school district exemption). You must apply — they are not automatic. Contact your county assessor's office or visit their website to file a homestead exemption application. You typically need proof of ownership and residency. Apply as soon as you purchase a new home; missing the deadline means waiting another year for the savings.
How do property taxes affect home affordability?
Property taxes directly reduce your maximum affordable home price because lenders include taxes in the 28% debt-to-income ratio calculation. In a high-tax area (2.2% rate), property taxes of $641/month on a $350,000 home consume a large share of your housing budget. If you moved to a low-tax state (0.5% rate), your taxes would be only $146/month, freeing up $495/month that could support approximately $73,000 more in mortgage borrowing. Use our home affordability calculator to see exactly how property taxes affect your buying power.