Estimate annual and monthly property tax from your state average or local mill rate, with exemptions, a 51-state table, and after-tax SALT cost.
Effective rate on owner-occupied home value, calendar year 2024, with the annual tax on a $400,000 home. Source: Tax Foundation, Facts & Figures 2026, Table 33 (US Census Bureau ACS data).
| State | Rate | Annual Tax |
|---|---|---|
| Hawaii | 0.31% | $1,240 |
| Alabama | 0.37% | $1,480 |
| Arizona | 0.43% | $1,720 |
| Idaho | 0.43% | $1,720 |
| South Carolina | 0.44% | $1,760 |
| Utah | 0.45% | $1,800 |
| Tennessee | 0.46% | $1,840 |
| West Virginia | 0.48% | $1,920 |
| Nevada | 0.50% | $2,000 |
| Delaware | 0.51% | $2,040 |
| Colorado | 0.52% | $2,080 |
| Arkansas | 0.54% | $2,160 |
| Mississippi | 0.54% | $2,160 |
| Louisiana | 0.56% | $2,240 |
| Wyoming | 0.58% | $2,320 |
| Montana | 0.59% | $2,360 |
| New Mexico | 0.61% | $2,440 |
| North Carolina | 0.62% | $2,480 |
| District of Columbia | 0.63% | $2,520 |
| California | 0.69% | $2,760 |
| Kentucky | 0.72% | $2,880 |
| Washington | 0.74% | $2,960 |
| Virginia | 0.75% | $3,000 |
| Florida | 0.76% | $3,040 |
| Indiana | 0.76% | $3,040 |
| Georgia | 0.77% | $3,080 |
| Oklahoma | 0.78% | $3,120 |
| Oregon | 0.79% | $3,160 |
| Missouri | 0.85% | $3,400 |
| Alaska | 0.90% | $3,600 |
| Maine | 0.90% | $3,600 |
| Maryland | 0.90% | $3,600 |
| North Dakota | 0.94% | $3,760 |
| Massachusetts | 0.95% | $3,800 |
| Minnesota | 0.99% | $3,960 |
| Rhode Island | 1.00% | $4,000 |
| South Dakota | 1.00% | $4,000 |
| Michigan | 1.13% | $4,520 |
| Pennsylvania | 1.14% | $4,560 |
| Wisconsin | 1.19% | $4,760 |
| Kansas | 1.20% | $4,800 |
| New York | 1.23% | $4,920 |
| Texas | 1.24% | $4,960 |
| Iowa | 1.25% | $5,000 |
| Ohio | 1.28% | $5,120 |
| New Hampshire | 1.35% | $5,400 |
| Connecticut | 1.36% | $5,440 |
| Nebraska | 1.38% | $5,520 |
| Vermont | 1.40% | $5,600 |
| New Jersey | 1.68% | $6,720 |
| Illinois | 1.79% | $7,160 |
Estimates only, not tax advice. State figures are averages across every county in the state; your own county, city, and school district rates and assessment rules will differ. Confirm with your local assessor and a tax professional before relying on any figure here.
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Property tax is usually the largest ongoing cost of owning a home after the mortgage itself. This calculator answers it two ways: pick your state for an average effective rate, or enter the mill rate printed on your own tax bill and work through assessed value, exemptions and special assessments line by line.
Property tax is a local levy charged by counties, cities and school districts on the taxable assessed value of real estate. Most jurisdictions assess a property at some percentage of market value, subtract any exemptions the owner qualifies for, then apply a rate quoted either as a percentage or in mills.
Property Tax Formula
Estimate the tax line before you make an offer so the total monthly payment you commit to is realistic.
Project the coming year’s tax to check whether your servicer is collecting enough and avoid an escrow shortage.
Enter a lower assessed value to see exactly what a successful appeal would be worth per year before you file one.
Price the same home value in two states using the ranked table to see what the move costs or saves annually.
Estimate the tax on an investment property with no owner-occupied exemption to get net operating income right.
See annual and monthly tax before you make an offer, so the payment you plan around includes escrow rather than principal and interest alone.
The built-in table ranks all 50 states and DC on the same measure, so a move from one state to another can be priced instead of guessed.
Homestead, senior, veteran and disability exemptions cut taxable value rather than the tax itself. Enter one and the difference shows up in both the annual figure and the effective rate.
Ten mills is one percent. Enter the rate in whichever unit your bill uses and the conversion is handled and shown in the worked steps.
Property tax is deductible only if you itemize and only within the SALT cap. The optional federal view tests both conditions and tells you when the answer is zero.
Take the assessed value, subtract any exemptions to get taxable assessed value, multiply by the local tax rate, then add special assessments. If you only know your state, multiply market value by the state average effective rate instead, because that rate already accounts for assessment ratios and typical exemptions.
No calculator can be accurate at ZIP level without pulling your parcel record, because rates are set by overlapping county, city and school district boundaries that do not follow ZIP codes. Use the state average here for a planning estimate, then look up your exact millage on your county assessor or treasurer website and enter it under "My local rate".
A mill rate applies to taxable assessed value, while an effective rate is the tax you actually pay divided by market value. Assessment ratios and exemptions sit between the two, so a jurisdiction assessing at 40 percent of value taxes far less than its headline mill rate suggests. Never apply a state average effective rate to an assessed value; that double-counts the same discount.
Market value is what the home would sell for. Assessed value is the figure the assessor puts on the tax roll, often a set percentage of market value, and in some states it is frozen or capped until the property changes hands.
One mill is one dollar per thousand dollars of value, so ten mills equals one percent. A 24.5 mill rate is 2.45 percent, and a 7.5 mill rate is 0.75 percent. This calculator converts either direction and shows the conversion in the steps.
Most reduce taxable assessed value rather than the tax bill, so what you save is the exemption multiplied by your rate, not the exemption itself. A 50,000 dollar homestead exemption at a 1.1 percent rate saves 550 dollars a year.
Only if you itemize, and only within the combined state and local tax limit of 40,400 dollars for 2026, which is halved for married taxpayers filing separately and phases down above 505,000 dollars of income. Because the standard deduction is 32,200 dollars for joint filers in 2026, most homeowners itemize nothing and get no federal benefit at all. Turn on the after-tax view to check your own case.
Measured as tax paid against home value, Illinois is highest at 1.79 percent and New Jersey follows at 1.68 percent, while Hawaii is lowest at 0.31 percent and Alabama next at 0.37 percent. The national average is 0.85 percent. The full ranking for all 50 states and DC is in the table above.