Property Tax Calculator
Enter your home's value and state to estimate your annual 2026 property tax bill, using each state's average effective rate as a starting point.
Some counties tax a fraction of market value.
Annual property tax
$4,585.00
Monthly (÷12, for escrow)
$382.08
Assessed value
$350,000.00
Rate used (1.31%)
$350,000.00
Taxable assessed value
How it's calculated
annual tax = (home value × assessment ratio − exemption) × effective rate
With a 100% assessment ratio and no exemption (most states' simplest case), this reduces to home value × the state's average effective rate.
Worked example
The calculator's own defaults: a $350,000.00 home in Texas, at that state's 1.31% average effective rate, no exemption.
| Taxable assessed value | $350,000.00 |
| Annual property tax | $4,585.00 |
| Monthly (for an escrow estimate) | $382.08 |
Average effective property tax rates by state
| State | Effective rate |
|---|---|
| Alabama | 0.38% |
| Alaska | 1.06% |
| Arizona | 0.43% |
| Arkansas | 0.52% |
| California | 0.71% |
| Colorado | 0.49% |
| Connecticut | 1.66% |
| Delaware | 0.47% |
| District of Columbia | 0.63% |
| Florida | 0.75% |
| Georgia | 0.74% |
| Hawaii | 0.27% |
| Idaho | 0.43% |
| Illinois | 1.92% |
| Indiana | 0.74% |
| Iowa | 1.29% |
| Kansas | 1.25% |
| Kentucky | 0.71% |
| Louisiana | 0.53% |
| Maine | 0.91% |
| Maryland | 0.95% |
| Massachusetts | 1.00% |
| Michigan | 1.18% |
| Minnesota | 1.02% |
| Mississippi | 0.65% |
| Missouri | 0.79% |
| Montana | 0.69% |
| Nebraska | 1.42% |
| Nevada | 0.47% |
| New Hampshire | 1.46% |
| New Jersey | 1.89% |
| New Mexico | 0.63% |
| New York | 1.45% |
| North Carolina | 0.61% |
| North Dakota | 0.96% |
| Ohio | 1.22% |
| Oklahoma | 0.75% |
| Oregon | 0.78% |
| Pennsylvania | 1.16% |
| Rhode Island | 1.07% |
| South Carolina | 0.45% |
| South Dakota | 1.02% |
| Tennessee | 0.45% |
| Texas | 1.31% |
| Utah | 0.49% |
| Vermont | 1.42% |
| Virginia | 0.71% |
| Washington | 0.79% |
| West Virginia | 0.52% |
| Wisconsin | 1.25% |
| Wyoming | 0.57% |
Source: SmartAsset, Property Taxes by State (average effective rate) (https://smartasset.com/taxes/property-taxes), checked 2026-09-16. State averages -- your county and school district set the real local rate.
Frequently Asked Questions
What is an "effective" property tax rate?
It's annual property taxes paid divided by the home's market value -- a real, comparable measure across states even though each one calculates its actual tax bill differently (assessed value, millage rates, assessment ratios all vary). This calculator uses each state's average effective rate as a starting point, applied to the home value you enter.
What's an assessment ratio, and why isn't it always 100%?
Some states and counties tax only a fraction of a home's market value -- for example, taxing 80% of assessed value rather than the full price. If your county uses a ratio below 100%, entering it here (rather than leaving it at 100%) gives a more accurate taxable assessed value; check your county assessor's site for the real figure where it applies.
What's a homestead exemption?
Many states let a primary residence subtract a fixed dollar amount (or percentage) from its assessed value before the tax rate is applied, lowering the bill for owner-occupants specifically. Amounts vary widely by state and even by county -- enter yours in the exemption field if you know it.
Which states have the lowest and highest property tax rates?
Among average effective rates, Hawaii (0.27%), Alabama (0.38%), Arizona (0.43%), Idaho (0.43%), South Carolina (0.45%) are the lowest for this data, while Illinois (1.92%), New Jersey (1.89%), Connecticut (1.66%), New Hampshire (1.46%), New York (1.45%) are the highest. States with no income tax often lean more heavily on property tax to fund local government, and vice versa.
Why might my real bill differ from this estimate?
Property tax is set locally -- by county, city, and school district -- so two homes of identical value in the same state can owe very different amounts. This calculator uses a state average as a starting point, not your specific county's rate; check your county assessor's office for the real number.
This is an estimate from the inputs you enter and the published rates above, not tax advice, and this site is not affiliated with the IRS, any state revenue department, or the Social Security Administration. Real tax bills involve credits, deductions and filing details this tool can't model -- see the Terms.