Property Tax Estimator
Estimate annual property tax for any US state. Select your state for the average effective rate, or enter a custom rate. Monthly escrow amount included.
Estimated Annual Property Tax
$0
🗺️ Property Tax Rates by State
📐 Property Tax Formula
Taxable Value = Home Value − Homestead Exemption
Annual Tax = Taxable Value × Effective Rate %
Monthly Escrow = Annual Tax ÷ 12
Note: Actual bills depend on your county's assessed value ratio and mill rate. This calculator uses state average effective rates.
How Property Tax Works in the USA
Property tax is an annual tax levied by local governments (county, city, school district) on real estate. The tax is calculated using the property's assessed value multiplied by the local mill rate. Because assessed value often differs from market value, we use the effective rate — the tax as a direct percentage of market value — to give a consistent comparison across states.
Homestead Exemptions — Reduce Your Tax Bill
Most US states offer homestead exemptions that reduce the taxable value of your primary residence. Florida offers up to $50,000. Texas exempts $100,000 of school district taxes for homeowners 65+. California's Proposition 19 limits assessed value increases to 2% per year. Enter your exemption amount in the calculator above to see the impact.
States with No Property Tax?
Every US state levies some form of property tax, but rates vary enormously. Hawaii's effective rate of 0.28% is so low that despite median home values exceeding $700,000, annual tax bills average under $2,000. By contrast, New Jersey's 2.23% rate means a $400,000 home owner pays nearly $9,000 per year. The difference compounds significantly over 30-year ownership.
How to Appeal Your Property Tax Assessment
If you believe your property's assessed value is too high, you can appeal to your local assessor's office. Gather evidence: recent comparable sales in your neighborhood, a private appraisal, or photos documenting property condition issues. Most jurisdictions allow appeals within 30–90 days of receiving your assessment notice. Successful appeals can reduce your tax bill permanently.
Frequently Asked Questions
Hawaii (0.28%), Alabama (0.40%), Colorado (0.51%), Nevada (0.53%), and Wyoming (0.55%) have the five lowest effective rates. Note that low rates don't always mean low bills — Hawaii's high home values mean dollar amounts can still be significant.
New Jersey (2.23%), Illinois (2.08%), Connecticut (1.92%), New Hampshire (1.86%), and Vermont (1.83%) have the highest effective rates. On a $400,000 home, New Jersey homeowners pay approximately $8,920/year.
Usually yes — most lenders require an escrow account that collects 1/12 of your annual property tax with each mortgage payment. The lender then pays your tax bill when due. The monthly escrow amount shown in this calculator is what you'd add to your principal and interest payment.
Yes. Property taxes can rise when local governments increase mill rates or when your property is reassessed at a higher value. Some states (like California under Prop 13) cap annual assessment increases. Others reassess frequently at current market values. Budget for 2–4% annual increases as a planning assumption.