Estimate your annual and monthly property tax bill by state. Uses the statewide average effective property tax rate (property tax ÷ home value) for all 50 states.
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How your state compares
US median effective property tax rate is approximately 1.10%. States with the highest effective rates: New Jersey (2.47%), Illinois (2.08%), New Hampshire (1.93%), Vermont (1.90%), Connecticut (2.14%). Lowest: Hawaii (0.27%), Alabama (0.40%), Colorado (0.51%), Louisiana (0.55%), Nevada (0.55%).
How property tax works in the US
Property tax is the primary source of funding for local government
services in the US: schools, fire and police departments, libraries,
roads, parks. Unlike federal income tax (set by Congress) or state
income tax (set by state legislatures), property tax is set
locally by your county, city, or school district.
The calculation is conceptually simple: tax = assessed value
× millage rate. A "mill" is one-thousandth — so a 20-mill
rate is 2% of assessed value. In practice, your tax bill is the sum
of mills from every taxing authority in your area: county, city,
school district, water district, fire district, library district,
etc.
Effective rate vs. millage rate
We use the effective rate — property tax paid ÷
market value — because it gives an apples-to-apples comparison
across states with different assessment practices. Some states
(like Mississippi or Alabama) assess at a low percentage of market
value, then apply a high millage rate. Others (like Texas or
California) assess close to market value with a lower millage.
Effective rate cuts through that.
The SALT cap and federal deductibility
Since the 2017 Tax Cuts and Jobs Act, state and local taxes
(including property tax) are capped at $10,000 per
federal return. This particularly affects homeowners in New Jersey,
New York, California, Illinois, and other high-tax states — where
property tax alone often exceeds $10k. For these homeowners, the
"deduction" is effectively phantom.
The standard deduction expansion in OBBBA (2025) and TCJA means
most homeowners no longer itemize at all — the standard deduction
($16,100 single / $32,200 MFJ for 2026) is larger than their
mortgage interest + capped property tax combined.
Property tax is calculated as assessed value × millage rate (or effective rate). The assessed value is set by your county assessor — sometimes equal to market value, sometimes a percentage of it (e.g., 80% in some Mississippi counties). The effective rate (what we use) is property tax paid ÷ home market value, which gives an apples-to-apples comparison across states.
Which states have the highest property taxes?
In 2026 (effective rates): New Jersey (2.47%), Connecticut (2.14%), Illinois (2.08%), New Hampshire (1.93%), Vermont (1.90%), and Wisconsin (1.76%). On a $500,000 home, that's $9,500–$12,400 per year.
Which states have the lowest property taxes?
Hawaii (0.27%), Alabama (0.40%), Colorado (0.51%), Louisiana (0.55%), Nevada (0.55%), and South Carolina (0.57%). Hawaii's 0.27% effective rate is partly due to high home values — the same $1,800 annual bill on a $670k Hawaii home would be a 0.36% rate on a $500k home elsewhere.
Why is my actual property tax bill different from this estimate?
This calculator uses statewide average effective rates. Your actual bill depends on your specific county, school district, special assessments (sewer, fire, library bonds), and exemptions (homestead, senior, veteran). The estimate is typically within ±20% of your actual bill, sometimes closer.
Is property tax deductible on federal taxes?
Yes, but with the SALT cap: combined state + local + property taxes are capped at $10,000 per return ($5,000 MFS) under the TCJA, in effect through 2025 (and likely extended). High-tax states like NJ, NY, CA, and IL hit this cap easily, making property tax over $10k effectively non-deductible federally.
How can I lower my property tax?
Three options: (1) apply for any exemptions you qualify for — homestead (primary residence), senior, disabled veteran, agricultural. (2) Appeal your assessment if comparable homes are selling for less. Most counties allow annual appeals; 30–40% of appeals win some reduction. (3) Move to a lower-tax state — meaningful for retirees in high-tax states.
Are property taxes paid monthly or annually?
Officially you pay 1–2 times per year directly to the county. But most mortgage lenders escrow property tax — collecting 1/12 of the annual amount with each monthly payment and paying the county on your behalf. This calculator shows both the annual and monthly equivalent.