Estimate annual and monthly property taxes for any home in all 50 states. Includes real effective rates, assessment ratios, exemptions, and escrow amounts.
Property taxes are the primary funding source for local government services — public schools, fire departments, roads, and parks. They are levied annually by county and municipal governments, and the amount you pay depends on three variables: your home's assessed value, your local tax (mill) rate, and any exemptions you qualify for. This calculator uses real effective tax rate data for all 50 states to give you the most accurate estimate possible.
Most homeowners receive a tax bill and have no idea how the number was derived. The calculation actually involves multiple steps:
The assessment ratio is the percentage of market value used for taxation. Most states assess at 100% of market value, but some assess at significantly lower percentages. Louisiana assesses residential property at 10% of market value. California under Proposition 13 assesses at purchase price (not current market value), capped at 2% annual increases. This is why two identical homes in California can have dramatically different tax bills depending on when they were purchased.
The mill rate (or millage rate) is the tax rate expressed as dollars per $1,000 of assessed value. A mill rate of 20 mills means $20 per $1,000 of assessed value, which equals 2% of assessed value. Mill rates vary enormously — not just by state, but by county, city, school district, and special assessment district within the same state.
The following table shows effective property tax rates (as a percentage of market value), median tax bills, and key features for every state. Effective rates account for assessment ratios and represent actual taxes paid as a percentage of home value.
| State | Effective Rate | Median Annual Tax | Assessment Ratio | Notable Feature |
|---|---|---|---|---|
| Alabama | 0.37% | $572 | 10% | One of lowest rates; low assessment ratio |
| Alaska | 1.04% | $3,652 | 100% | No state property tax; local rates vary widely |
| Arizona | 0.48% | $1,648 | 18% residential | Residential assessed at 18% of full cash value |
| Arkansas | 0.57% | $721 | 20% | Assessment capped at 5% increase/year |
| California | 0.71% | $4,279 | Purchase price | Prop 13: assessed at purchase price, max 2%/yr increase |
| Colorado | 0.48% | $1,733 | 6.7% residential | Very low residential assessment ratio |
| Connecticut | 1.92% | $5,898 | 70% | High rates; elderly/disabled exemption programs |
| Delaware | 0.55% | $1,234 | Varies | Low rates; senior exemptions available |
| Florida | 0.83% | $2,143 | 100% | $50,000 homestead exemption; Save Our Homes cap |
| Georgia | 0.83% | $1,726 | 40% | Homestead exemption varies by county |
| Hawaii | 0.27% | $1,893 | 100% | Lowest rate in US; home values are very high |
| Idaho | 0.47% | $1,492 | 100% | Circuit breaker program for low-income owners |
| Illinois | 2.08% | $4,529 | 33.3% | 2nd highest; heavy reliance on property tax for schools |
| Indiana | 0.75% | $1,240 | 100% | Deductions reduce assessed value; 1% cap for homesteads |
| Iowa | 1.40% | $2,613 | 54.6% | Residential rollback limits taxable value increases |
| Kansas | 1.29% | $2,235 | 11.5% | Low assessment ratio but high mill rates |
| Kentucky | 0.80% | $1,257 | 100% | Homestead exemption for 65+ |
| Louisiana | 0.54% | $983 | 10% | Very low assessment ratio; $75,000 homestead exemption |
| Maine | 1.14% | $2,756 | 100% | Tree Growth Tax Law for forest landowners |
| Maryland | 1.02% | $3,633 | 100% | Assessment phased in over 3 years; Homestead Tax Credit |
| Massachusetts | 1.14% | $4,309 | 100% | Classification of commercial vs residential affects rates |
| Michigan | 1.38% | $2,551 | 50% | Taxable value capped at 5%/yr until sale (Proposal A) |
| Minnesota | 1.02% | $2,915 | 100% | Homestead exclusion reduces taxable market value |
| Mississippi | 0.62% | $861 | 10% | Very low assessment ratio; homestead credit |
| Missouri | 0.91% | $1,676 | 19% | Assessed at 19% of true value for residential |
| Montana | 0.74% | $2,191 | 100% | Elderly homeowner tax credit program |
| Nebraska | 1.61% | $3,063 | 100% | High rates to fund local services; homestead exemption |
| Nevada | 0.49% | $1,614 | 35% | Abatement cap limits annual increases |
| New Hampshire | 1.86% | $5,701 | 100% | No income/sales tax — funds government via property tax |
| New Jersey | 2.23% | $8,797 | 100% | Highest effective rate in US; ANCHOR property tax relief |
| New Mexico | 0.55% | $1,320 | 33.3% | 3% annual value increase cap; low rates |
| New York | 1.30% | $5,884 | Varies | STAR exemption for homeowners; NYC rate much lower |
| North Carolina | 0.77% | $1,833 | 100% | Homestead exclusion for 65+ and disabled |
| North Dakota | 0.89% | $1,730 | 50% | Homestead credit reduces bill; oil tax reduces burden |
| Ohio | 1.37% | $2,447 | 35% | 2.5% rollback on owner-occupied; CAUV for farmland |
| Oklahoma | 0.85% | $1,278 | 11% | Homestead exemption $1,000 off assessed value |
| Oregon | 0.82% | $3,122 | 100% | Measure 50: taxable value capped at 3%/yr |
| Pennsylvania | 1.39% | $2,887 | Varies | Each county sets own ratio; Homestead exclusion |
| Rhode Island | 1.30% | $4,483 | 100% | Stabilization exemptions available |
| South Carolina | 0.52% | $1,024 | 4% owner-occupied | 4% vs 6% assessment ratio for primary vs other |
| South Dakota | 1.08% | $2,033 | 85% | Owner-occupied freeze program for seniors |
| Tennessee | 0.48% | $1,220 | 25% | 25% assessment ratio for residential; no income tax |
| Texas | 1.60% | $3,872 | 100% | No income tax; $100k homestead exemption; 10% annual cap |
| Utah | 0.52% | $1,834 | 100% | Primary residence: 45% of fair market value taxed |
| Vermont | 1.83% | $4,855 | 100% | Homestead declaration required; income-based adjustment |
| Virginia | 0.82% | $2,972 | 100% | Reassessment varies by locality; elderly relief programs |
| Washington | 0.87% | $4,030 | 100% | 1% annual levy limit; senior exemption based on income |
| West Virginia | 0.53% | $698 | 60% | 60% assessment; senior citizen tax credit |
| Wisconsin | 1.59% | $3,472 | 100% | School Levy Tax Credit reduces bills; Lottery credit |
| Wyoming | 0.55% | $1,380 | 9.5% | Very low assessment ratio; mineral severance tax offsets |
| Washington D.C. | 0.53% | $3,300 | 100% | Homestead deduction $84,000; senior/disabled relief |
A homestead exemption reduces the taxable value of your primary residence, directly lowering your tax bill. Every state with a homestead exemption requires you to apply — it is not automatic. Applications are typically due between January 1 and April 30 for the current tax year.
If your assessed value is higher than what comparable homes are selling for, you may have grounds for appeal. Studies show that 40–60% of successful appeals result in a reduction, yet fewer than 5% of homeowners ever file. The process:
If you have a mortgage, your lender almost certainly collects property taxes through an escrow account. Your monthly escrow payment is your estimated annual property tax divided by 12, plus typically a 2-month cushion collected upfront. Understanding this calculation helps you anticipate payment changes when your tax assessment or rate changes.
Property tax bills change for two independent reasons: your assessed value changes, or your local mill rate changes. Homeowners are often surprised when their tax bill increases even though they did nothing — their neighborhood appreciated in value, their county raised the mill rate to fund a school bond, or their exemption expired. Most states have caps that limit annual assessment increases (California: 2%, Florida: 3%, Michigan: 5%, Texas: 10%), but these caps reset when a property sells, often causing "welcome stranger" increases for new buyers.