How to use the property tax calculator
- 1 Choose your state.
- 2 Enter the home value or the price you plan to pay.
- 3 Subtract any homestead or other exemption you qualify for.
- 4 Optionally enter your local tax rate, then read the yearly and monthly property tax.
Worked example
A $350,000 home in Texas with no exemption. Texas's average effective rate is 1.49%, the 4th highest of 51, so the yearly tax is $5,215, or $434.58 a month in escrow ($14.90 per $1,000 of value). The same home would cost $6,860 a year in Illinois (1.96%) and $945 in Hawaii (0.27%).
Lowering your property tax
- Apply for a homestead exemption on your main home.
- Check your assessment each year for errors.
- Appeal if the value is too high: compare with recent sales nearby.
- Ask about senior, veteran or disability exemptions.
Add the tax to your payment with the Mortgage Calculator, check your budget with the Home Affordability Calculator, and see the deduction with the SALT Deduction Calculator.
Features
All 50 states and DC
Average effective rates on owner-occupied homes from Census survey data.
Your own rate
Enter the rate from your county or city to override the state average.
State comparison
Shows the same home in the highest and lowest property tax states.
When to use it
Buying a home
Add property tax to the monthly payment. See the full payment with the Mortgage Calculator.
Comparing places to live
See how much more a home costs each year in a high-tax state. Check your budget with the Home Affordability Calculator.
Checking escrow
Compare with the escrow amount on your mortgage statement.
Planning to move
Weigh tax against rent with the Rent vs Buy Calculator.
Related Home and Auto tasks
Frequently asked questions
How is property tax calculated?
Property tax is your home's assessed value, minus any exemptions, times the local tax rate. Rates are often quoted in mills: one mill is $1 per $1,000 of assessed value.
What is an effective property tax rate?
The tax actually paid as a share of the home's market value. It accounts for assessment ratios and typical exemptions, so it is the easiest way to compare states.
Which state has the highest property tax?
Illinois has the highest average effective rate on owner-occupied homes, about 1.96%, followed by New Jersey, Connecticut and Texas. New Jersey has the highest average tax bills because home values are high.
Which state has the lowest property tax?
Hawaii, at about 0.27%, followed by Alabama, Arizona and Idaho. Low rates do not always mean low bills: Hawaii's home values are among the highest in the country.
What is a homestead exemption?
A reduction in the taxable value of your main home offered by many states and counties. Texas, for example, exempts $140,000 of value from school taxes; amounts and rules vary widely.
Why is my tax different from the state average?
Rates are set by counties, cities and school districts, so they can differ a lot within one state. Assessments can also lag market prices. Use your own rate for an exact figure.
Where do I find my local property tax rate?
On your county assessor's or treasurer's website, or on your last tax bill. Divide the total tax by the assessed value to get your effective rate.
How often is property tax paid?
Usually once or twice a year. If you have a mortgage, your lender normally collects one-twelfth each month in an escrow account and pays the bill for you.
Will my property tax go up after I buy?
Often, yes. Many places reassess a home at its sale price, so a new owner can pay more than the previous owner. Some states cap yearly increases for existing owners.
Is property tax deductible?
Yes, if you itemize: property tax counts toward the state and local tax (SALT) deduction, capped at $40,400 for 2026 with a phase-down at higher incomes.
Results are estimates based on the official rates linked above. Confirm important figures with the issuing authority or a qualified adviser before you act on them.
Built and reviewed by Hamza Farooq, founder and lead developer
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