Property Tax Calculator (by State)
Estimate annual and monthly property tax from your home value and state, using average effective rates — with an option to enter your local rate. Runs in your browser.
Property tax estimate
- Effective rate used
- 1.68%
- Annual property tax
- $6,720
- Monthly (escrow)
- $560
Annual tax = value × effective rate. Rates are statewide averages (Tax Foundation / Census ACS) and vary widely by county, city, and school district — your actual rate can differ a lot, so enter your local rate if you know it. Assessed value may also differ from market value (and some states cap annual increases or offer homestead exemptions). Estimate only.
About this tool
Property tax is a major, recurring cost of homeownership that varies enormously by location — from well under 0.5% of value per year in low-tax states to over 2% in the highest. This calculator estimates your annual and monthly (escrow) property tax by multiplying your home or assessed value by an effective tax rate. It includes average effective rates for every US state (from Tax Foundation and Census American Community Survey data), but it is upfront that these are statewide averages: actual rates are set locally by counties, cities, and school districts and can differ dramatically even within one state, so it lets you override with your exact local rate. Two other wrinkles matter — the assessed value used for taxes may differ from market value, and many states cap annual assessment increases or offer homestead exemptions that lower the bill. Use the estimate for budgeting and comparing areas, then confirm the precise figure with your county assessor. It is informational, not tax advice. Everything runs in your browser.
How to use it
- Select your state (its average effective rate loads automatically).
- Enter your home or assessed value.
- Optionally override with your exact local rate for accuracy.
- Read the annual and monthly property tax estimate.
Frequently asked questions
- How is property tax calculated?
- Annual tax = assessed (or market) value × effective tax rate. A $400,000 home at a 1.5% effective rate owes about $6,000 a year, or $500/month if escrowed with your mortgage.
- Why is the state rate just an average?
- Property tax is levied locally, so rates vary by county, municipality, and school district — sometimes by a factor of two or more within the same state. The statewide average is a starting estimate; enter your local rate (from your assessor or a recent bill) for accuracy.
- Which states have the highest and lowest property taxes?
- Among the highest effective rates are New Jersey, Illinois, and New Hampshire (around 2%+); among the lowest are Hawaii, Alabama, and Colorado (well under 0.6%). High-property-tax states sometimes have lower other taxes, and vice versa.
- What is assessed value vs market value?
- Assessed value is what the local government values your property at for tax purposes; it may equal, or be a fraction of, market value depending on the jurisdiction. Some states cap how fast assessed value can rise, so a long-time owner may pay less than a recent buyer.
- What are homestead exemptions?
- Many states reduce the taxable value of an owner-occupied primary residence (a homestead exemption) or cap annual increases, lowering the bill. These are not reflected in the average rate, so your actual tax may be lower if you qualify.
- Is this tax advice?
- No. It is an informational estimate. Confirm your exact rate, assessment, and exemptions with your county assessor.