The state average is an estimate, not a bill. It blends every county, city and school district in the state, and your home’s assessed value and exemptions can put your actual tax well above or below it. For a closer estimate, choose “My tax rate” and enter the rate from your tax bill or your local assessor’s website.
How to use this property tax calculator
- Enter your home’s market value: what it would likely sell for. Your assessed value can differ; the assessment ratio below handles that.
- Choose how to estimate. “State average” applies the average effective rate of the state you pick. “My tax rate” lets you enter your own.
- If you enter your own rate, say which kind it is. An effective rate is tax ÷ market value. For a millage rate, add the assessment ratio and any exemptions from your assessment notice or tax bill.
- Open “Projection” to set a yearly increase and the number of years, then copy the link to save or share the result.
How is property tax calculated?
A local government applies a tax rate to your property’s value after exemptions. The Florida Department of Revenue describes the steps this way: the assessed value is the just (market) value minus any assessment limits, the taxable value is the assessed value minus exemptions, and the tax is the taxable value times the millage rate. In some places the assessed value is only a share of market value; in the Georgia Department of Revenue’s example it is 40%.
T = (V × A − E) × M ÷ 1,000, never below $0
- T
- annual property tax
- V
- market value of the home
- A
- assessment ratio: assessed value ÷ market value (100% = 1)
- E
- exemptions, in dollars, subtracted from the assessed value
- M
- millage rate: mills, or dollars of tax per $1,000 of assessed value
If you know your effective rate instead, the formula is simply tax = market value × effective rate, and the calculator skips the assessment ratio and exemptions because the rate already includes them.
Worked example: Georgia
Georgia’s Department of Revenue illustrates the method (see its page linked above) with a $100,000 house assessed at 40% of its value, so the assessed value is $40,000. In a county with 25 mills, the tax is $40,000 ÷ 1,000 × 25 = $1,000 a year, which is 1.00% of the market value. Enter those numbers under “My tax rate” and “Millage” to reproduce it.
Worked example: a bill with two parts
Many bills combine school and non-school taxes with different exemptions. Florida’s Department of Revenue works through a homestead with a $300,000 market value. The assessment limit and the exemption both come off the value before each millage rate is applied, for a total of $3,955. In the calculator, enter the assessment limit plus the exemption as “Exemptions”.
| Step | School taxes | Other local taxes |
|---|---|---|
| Just (market) value | $300,000 | $300,000 |
| Save Our Homes assessment limit | −$40,000 | −$40,000 |
| Assessed value | $260,000 | $260,000 |
| Homestead exemption | −$25,000 | −$50,000 |
| Taxable value | $235,000 | $210,000 |
| Millage rate | 7 mills | 11 mills |
| Tax | $1,645 | $2,310 |
Effective rate vs. millage rate, assessed vs. market value
These four terms are easy to mix up, and mixing them up is the main reason property tax estimates go wrong.
| Term | What it means | Georgia example |
|---|---|---|
| Market value | What the home would sell for. | $100,000 |
| Assessment ratio | Assessed value ÷ market value. Set by state or local law and practice. | 40% |
| Millage (nominal) rate | Dollars of tax per $1,000 of assessed value. One mill is $1 per $1,000, so 25 mills is 2.5% of assessed value. | 25 mills (2.5%) |
| Effective rate | Tax paid ÷ market value. The number to use for comparing homes and states. | 1.00% |
With no exemptions, the effective rate is the millage rate as a decimal times the assessment ratio: 2.5% × 40% = 1.00%. That is why a high-looking millage rate can still mean a modest bill, and why the Tax Foundation cautions that rates do not mean the same thing from state to state or even county to county: the millage is often applied to only a percentage of actual value. Compare effective rates, not millage rates, unless the assessment ratios match.
The state averages in this calculator are effective rates: the median real estate tax paid by owner-occupied homes divided by their median value, from the U.S. Census Bureau (ACS 2024). They summarize what owners reported paying (a ratio of two medians), not rates set by law.
Property tax on a $300,000 or $500,000 home, by state
Applying each state’s average effective rate to the same home shows how much location matters. A $300,000 home owes about $817 a year at Hawaii’s average rate, $2,262 at the middle state’s (Florida) and $5,770 at Illinois’s. For a $500,000 home the range is $1,362 to $9,617, with $3,771 in the middle. The table shows the five highest and five lowest states and the middle one; the complete list is in the state table below.
| State | Rank | Effective rate | $200,000 home | $300,000 home | $500,000 home | $750,000 home |
|---|---|---|---|---|---|---|
| Illinois | 1 | 1.92% | $3,847 | $5,770 | $9,617 | $14,426 |
| New Jersey | 2 | 1.89% | $3,773 | $5,660 | $9,434 | $14,150 |
| Connecticut | 3 | 1.66% | $3,312 | $4,968 | $8,281 | $12,421 |
| New Hampshire | 4 | 1.46% | $2,924 | $4,386 | $7,310 | $10,964 |
| New York | 5 | 1.45% | $2,909 | $4,363 | $7,272 | $10,908 |
| Florida | 26 | 0.75% | $1,508 | $2,262 | $3,771 | $5,656 |
| South Carolina | 47 | 0.45% | $893 | $1,339 | $2,232 | $3,348 |
| Arizona | 48 | 0.43% | $858 | $1,287 | $2,146 | $3,218 |
| Idaho | 49 | 0.43% | $857 | $1,285 | $2,142 | $3,212 |
| Alabama | 50 | 0.38% | $763 | $1,145 | $1,908 | $2,861 |
| Hawaii | 51 | 0.27% | $545 | $817 | $1,362 | $2,042 |
Which states have the highest and lowest property taxes?
By effective rate, the five highest are Illinois (1.92%), New Jersey (1.89%), Connecticut (1.66%), New Hampshire (1.46%), New York (1.45%). The five lowest are Hawaii (0.27%), Alabama (0.38%), Idaho (0.43%), Arizona (0.43%), South Carolina (0.45%). These rankings use the Census ratio of median tax paid to median home value. The Tax Foundation measures it differently (total taxes ÷ total home value) and can order states differently; the rate used here is within 14% of the Tax Foundation’s for every state.
A high rate does not always mean a high bill. New Jersey has the highest median bill ($9,358 a year) and West Virginia the lowest ($881). Hawaii has the lowest rate, but its median home value of $875,900 is the highest of the 51, so its median bill of $2,385 is not the lowest.
Why your bill can differ from the state average
- Property tax is local. In Florida, for example, counties, cities, school districts and special districts can each levy it. Your bill adds up every district that covers your address, so two homes in the same state can face very different rates. The Tax Foundation publishes county-level effective rates for every state.
- Assessment rules. Some places limit how fast assessed value can rise. California’s Proposition 13 sets a base rate of 1% of assessed value (with extra rates for voter-approved debt) and limits yearly growth in assessed value to 2% or inflation, whichever is lower, until the property changes ownership or is newly built, when it is reassessed at market value (California State Board of Equalization). California’s statewide average effective rate is 0.71%, below the 1% base rate, in part because long-time owners’ assessed values can lag their market values. A buyer of a $750,000 home, assessed at that price, would owe $7,500 at the 1% base rate alone, against $5,302 at the state average.
- Exemptions. A homestead exemption lowers the taxable value of a primary residence. In Texas, school districts must exempt $140,000 of a homestead’s value, so a $300,000 home is taxed by the school district as if it were worth $160,000 (Texas Comptroller). Florida’s homestead exemption can reduce taxable value by as much as $50,000 (Florida Department of Revenue). Amounts, eligibility and how they apply to school and non-school taxes vary by state.
- Extra charges and discounts. Some bills add special assessments or service charges (Florida calls its version non-ad valorem assessments), and some places give a discount for paying early: Florida’s runs from 4% in November to 1% in February. The calculator does not include them.
- Who is in the average. The Census figures cover all owner-occupied homes, including ones bought many years ago. They describe what owners reported paying in the 2024 survey, not what a new buyer will pay.
How to lower your property tax
- Claim every exemption you qualify for. Homestead exemptions usually need an application, often by a set date. In Texas, for example, homeowners 65 or older or disabled get an additional $60,000 school district exemption, and Florida’s exemption application deadline is March 1.
- Check the assessment notice. Look for errors in the home’s size, features or condition, and compare the assessed value with recent sales of similar homes nearby.
- Appeal before the deadline. The process and timing depend on where you live. In Texas you protest to the appraisal review board, generally by May 15 or 30 days after the notice is mailed, whichever is later. In Florida a value adjustment board petition is due within 25 days of the Notice of Proposed Property Taxes.
- Ask for an informal review first. Some assessors offer an informal review before a formal hearing; in Texas, for example, you can request an informal conference with the appraisal district. If you disagree with the board’s decision, Texas allows an appeal to state district court.
These examples come from the Texas Comptroller and the Florida Department of Revenue; other states differ, so use the deadline printed on your own notice.
Property tax and your mortgage payment
If you have a mortgage, the lender often collects property tax through an escrow account: a portion of each monthly payment is set aside and the servicer pays the bill for you, according to the CFPB. That is why the calculator shows a monthly amount. Tax bills change from year to year, and your escrow payment changes with them.
On a $400,000 home in Florida with 20% down and a 30-year loan at 7.03%, the Freddie Mac 30-year average for the week ending September 24, 2026, principal and interest is $2,135.42 a month. Property tax at the state average adds $251.37 and an example $2,490 a year of homeowners insurance adds $207.50, for a total of $2,594.29. Property tax is 10% of that payment. Try your own numbers in the mortgage calculator, see what price fits your income with the house affordability calculator, estimate upfront costs with the closing cost calculator, or weigh owning against renting in the rent vs. buy calculator.
Is property tax deductible?
Only if you itemize. Property tax counts toward the state and local tax (SALT) deduction on Schedule A, together with state income or sales taxes. For 2026 the IRS limit is $40,400 ($20,200 if married filing separately), reduced when modified adjusted gross income is above $505,000 ($252,500 if married filing separately) but never below $10,000 ($5,000) (IRS). See the 2026 standard deduction to compare it with your itemized total, and the income tax calculator for your overall bill. Sales tax is a separate cost: use the sales tax calculator.
What this calculator does not include
- Special assessments, service fees and any other charge that is not based on the home’s value.
- Differences between your county, city and school district and the state average. Use “My tax rate” with the combined rate on your bill for a closer figure, or run school and non-school taxes separately as in the Florida example.
- Senior, veteran, disability and other exemptions or credits, except as a dollar amount you enter under “Exemptions”. Percentage-based exemptions and income-based relief are not modeled.
- Assessment caps and reassessment when a home is sold. The projection uses one yearly percentage that you choose, not a forecast.
- Personal property taxes on items such as boats or vehicles, which some states charge separately, and property tax on rental or commercial property. State averages describe owner-occupied homes.
- Early-payment discounts, penalties and payment due dates.
Property tax rates by state
All 50 states and D.C., ranked by effective property tax rate (1 = highest). The rate is the median real estate tax paid divided by the median home value of owner-occupied homes, so the median tax paid is what a typical homeowner paid, not a statutory rate. The last column is the Tax Foundation’s cross-check, which divides total taxes by total home value instead. D.C.’s Census estimates have wider margins of error than those of the states.
| State | Rank | Effective rate | Median tax paid / yr | Median home value | Tax Foundation rate |
|---|---|---|---|---|---|
| Illinois | 1 | 1.92% | $5,399 | $280,700 | 1.88% |
| New Jersey | 2 | 1.89% | $9,358 | $496,000 | 1.88% |
| Connecticut | 3 | 1.66% | $6,573 | $396,900 | 1.54% |
| New Hampshire | 4 | 1.46% | $6,707 | $458,800 | 1.50% |
| New York | 5 | 1.45% | $6,542 | $449,800 | 1.30% |
| Vermont | 6 | 1.42% | $5,026 | $352,800 | 1.51% |
| Nebraska | 7 | 1.42% | $3,739 | $263,100 | 1.44% |
| Texas | 8 | 1.31% | $4,108 | $313,200 | 1.40% |
| Iowa | 9 | 1.29% | $2,937 | $227,300 | 1.33% |
| Kansas | 10 | 1.25% | $2,983 | $238,700 | 1.21% |
| Wisconsin | 11 | 1.25% | $3,680 | $294,700 | 1.32% |
| Ohio | 12 | 1.22% | $2,937 | $239,800 | 1.36% |
| Michigan | 13 | 1.18% | $2,988 | $254,200 | 1.19% |
| Pennsylvania | 14 | 1.16% | $3,214 | $277,600 | 1.26% |
| Rhode Island | 15 | 1.07% | $4,886 | $455,700 | 1.12% |
| Alaska | 16 | 1.06% | $3,976 | $376,500 | 0.94% |
| Minnesota | 17 | 1.02% | $3,501 | $344,600 | 1.00% |
| South Dakota | 18 | 1.02% | $2,940 | $289,600 | 1.00% |
| Massachusetts | 19 | 1.00% | $6,080 | $607,400 | 1.00% |
| North Dakota | 20 | 0.96% | $2,550 | $266,100 | 0.92% |
| Maryland | 21 | 0.95% | $4,144 | $436,300 | 0.92% |
| Maine | 22 | 0.91% | $3,103 | $341,900 | 0.98% |
| Missouri | 23 | 0.79% | $2,021 | $254,400 | 0.89% |
| Washington | 24 | 0.79% | $4,729 | $602,200 | 0.75% |
| Oregon | 25 | 0.78% | $3,895 | $497,500 | 0.81% |
| Florida | 26 | 0.75% | $2,993 | $396,900 | 0.78% |
| Oklahoma | 27 | 0.75% | $1,672 | $222,100 | 0.79% |
| Georgia | 28 | 0.74% | $2,554 | $343,300 | 0.79% |
| Indiana | 29 | 0.74% | $1,798 | $243,500 | 0.76% |
| Kentucky | 30 | 0.71% | $1,611 | $226,000 | 0.74% |
| Virginia | 31 | 0.71% | $2,872 | $403,500 | 0.78% |
| California | 32 | 0.71% | $5,369 | $759,500 | 0.70% |
| Montana | 33 | 0.69% | $2,939 | $425,400 | 0.61% |
| Mississippi | 34 | 0.65% | $1,221 | $186,500 | 0.58% |
| New Mexico | 35 | 0.63% | $1,776 | $279,900 | 0.63% |
| District of Columbia | 36 | 0.63% | $4,594 | $733,400 | 0.60% |
| North Carolina | 37 | 0.61% | $2,044 | $333,000 | 0.66% |
| Wyoming | 38 | 0.57% | $1,947 | $339,500 | 0.53% |
| Louisiana | 39 | 0.53% | $1,187 | $223,200 | 0.55% |
| Arkansas | 40 | 0.52% | $1,113 | $215,600 | 0.56% |
| West Virginia | 41 | 0.52% | $881 | $170,800 | 0.51% |
| Colorado | 42 | 0.49% | $2,828 | $574,600 | 0.50% |
| Utah | 43 | 0.49% | $2,648 | $545,200 | 0.48% |
| Delaware | 44 | 0.47% | $1,750 | $371,600 | 0.54% |
| Nevada | 45 | 0.47% | $2,143 | $455,500 | 0.50% |
| Tennessee | 46 | 0.45% | $1,488 | $332,600 | 0.52% |
| South Carolina | 47 | 0.45% | $1,337 | $299,500 | 0.49% |
| Arizona | 48 | 0.43% | $1,828 | $426,000 | 0.48% |
| Idaho | 49 | 0.43% | $1,912 | $446,400 | 0.50% |
| Alabama | 50 | 0.38% | $890 | $233,300 | 0.37% |
| Hawaii | 51 | 0.27% | $2,385 | $875,900 | 0.29% |
Sources: U.S. Census Bureau, American Community Survey 2024 ACS 1-year, tables B25103 (median real estate taxes paid) and B25077 (median value), retrieved 2026-09-28. Cross-check: Tax Foundation, Property Taxes by State and County, 2026. The median across states is 0.75%. These are statewide estimates; your local rate and your assessment will differ.
Frequently asked questions
How do you calculate property tax on a house?
Multiply the taxable value by the tax rate. With a millage rate, tax = (market value × assessment ratio − exemptions) × mills ÷ 1,000; with an effective rate, tax = market value × rate. Georgia’s Department of Revenue, for example, shows a $100,000 house assessed at 40% of its value with 25 mills owing $1,000 a year.
What is the average property tax rate by state?
There is no single national rate. State effective rates, measured as median tax paid divided by median home value, run from 0.27% in Hawaii to 1.92% in Illinois, with the middle state, Florida, at 0.75% (U.S. Census Bureau, ACS 2024). Your own rate depends on your county, city and school district.
What is the difference between a millage rate and an effective tax rate?
A millage rate is the tax per $1,000 of assessed value (one mill is $1 per $1,000), while an effective rate is the tax paid as a share of market value. They differ when the assessed value is below market value or exemptions apply. Georgia’s example works out to 25 mills on 40% of value, an effective rate of 1.00%.
How much is property tax on a $300,000 house?
It depends on where the home is. At state average effective rates, a $300,000 home owes about $817 a year in Hawaii and $5,770 in Illinois. In the middle state, Florida, it is about $2,262, or $188.53 a month. Local rates, exemptions and the assessed value can move your actual bill well away from these averages.
Is property tax included in my monthly mortgage payment?
Often, yes. Many lenders require an escrow account, so part of each monthly payment is set aside to pay your property tax bill, according to the Consumer Financial Protection Bureau. Because tax bills change from year to year, your escrow amount and total payment can change too. If your loan has no escrow account, you pay the bill yourself.
Can I lower my property tax bill?
Sometimes. Claim every exemption you qualify for, such as a homestead exemption, and check your assessment notice for errors. If the assessed value looks too high, you can appeal, but deadlines are short and differ by state. In Texas, for example, a protest is generally due by May 15 or 30 days after the notice is mailed, whichever is later. Your county assessor can explain the local rules.
Is property tax deductible on my federal return?
Yes, if you itemize, but the total deduction for state and local taxes is capped. For 2026 the IRS limit is $40,400 ($20,200 if married filing separately), reduced when modified adjusted gross income exceeds $505,000 ($252,500 if married filing separately) but not below $10,000 ($5,000). The cap covers property taxes together with state income or sales taxes, so compare your itemized total with the standard deduction.