Property Tax Calculator by County and State 2026
Estimate annual property tax and monthly escrow for any home from county and state median effective rates (Census ACS 2024 via Tax Foundation): 245 large counties, all 50 states + DC, homestead exemption, comparison with state and US averages, custom rate option.
| Rate used | — |
|---|---|
| Taxable value | — |
| Monthly (escrow) | — |
| County median | — |
| State median | — |
| Versus the US average | — |
| 10-year cost | — |
Counties in this state in the table
In short
Property tax averages about 0.9–1.0% of home value in the US but ranges from 0.27% in Hawaii to about 2.1% in New Jersey and 2.0% in Illinois; Connecticut, New Hampshire and Vermont are above 1.5%, Texas and New York about 1.5%. A $350,000 home in Harris County, Texas (1.62%) costs about $5,670 a year, $473 a month in escrow; in Cook County, Illinois about $6,060 and in Maricopa County, Arizona about $1,540.
Who this is for: Home buyers budgeting a mortgage payment, owners checking an assessment or escrow, and anyone comparing the cost of living between counties.
How property tax works and why rates differ by county
Property tax is set locally — county, city, school district and special districts each add a millage — so the cleanest comparison is the effective rate: the median tax bill divided by the median home value in each county. On that measure New Jersey (2.1%), Illinois (2.0%), Connecticut (1.8%), New Hampshire (1.7%), Vermont (1.6%), New York, Nebraska and Texas (1.5%) are the most expensive states; Hawaii (0.27%), Alabama (0.4%), Nevada, Colorado, Arizona, South Carolina and Idaho (0.5%) the cheapest. The highest-rate counties are in Illinois (Kendall, Winnebago, Lake, DeKalb at 2.2–2.3%) and the largest bills in the New York, New Jersey and Bay Area suburbs, where the median exceeds the $10,000 Census cap.
The calculator holds the 2024 effective rate and median bill for every state and 245 large counties (the 150 most populous plus the highest-rate ones). Pick your county, enter your home's value and any homestead exemption, and it gives the annual bill, the monthly escrow and how it compares with the state and US averages. A low rate does not mean a low bill: California's 0.7% on a $800,000 home is $5,600, while Texas's 1.5% on a $300,000 home is $4,470.
| Highest effective rates (state) | Lowest |
|---|---|
| New Jersey 2.11% · Illinois 2.01% · Connecticut 1.81% · New Hampshire 1.66% · Vermont 1.59% · New York 1.55% · Nebraska and Texas 1.49% · Wisconsin 1.42% · Iowa 1.39% | Hawaii 0.27% · Alabama 0.38% · Nevada 0.47% · Arizona, Colorado, South Carolina 0.48% · Idaho 0.49% · Tennessee, Delaware 0.50% · Utah 0.52% · West Virginia 0.53% |
See also: Mortgage Payment Calculator, Home Affordability Calculator, Closing Cost Calculator, State Income Tax Calculator, Rental Property Calculator.
Assumptions
- Tax = (home value − exemption) × effective rate; the rate is the county median (median real-estate tax ÷ median home value, ACS 2020–2024) or the state median when no county is chosen, unless you enter a custom rate.
- Census medians are capped at $10,000+; counties above the cap show a floor rate.
- Assessment ratios, caps (Prop 13, Save Our Homes, Texas 10%), senior and veteran exemptions and special-district charges are not applied.
Worked example
Harris County's median effective rate is 1.62% (median bill $4,489 on a $276,600 median home). $350,000 × 1.62% = $5,670 a year, $473 a month in escrow — about $2,400 more than the same home at the 0.94% average of state rates. With a $100,000 Texas school homestead exemption on the school portion the real bill would be lower; enter your appraisal-district exemption to refine it. In Cook County, Illinois the same value costs about $6,060 (1.73%); in Maricopa County, Arizona about $1,540 (0.44%).
Frequently asked questions
What is an effective property tax rate?
The tax actually paid as a percentage of the home's market value — the only way to compare places that use different assessment ratios and millage rates. The calculator uses the county median from the Census ACS.
Which states have the highest property taxes?
New Jersey (2.11%, median bill about $9,590), Illinois (2.01%), Connecticut (1.81%), New Hampshire (1.66%) and Vermont (1.59%) by rate; New Jersey, New York suburbs and the Bay Area by dollar amount, where many counties exceed the $10,000 Census cap.
Which states have the lowest property taxes?
Hawaii (0.27%), Alabama (0.38%), Nevada, Arizona, Colorado, South Carolina, Idaho, Tennessee, Delaware and Utah, all around 0.5% of value.
How is property tax calculated?
Assessed value (market value × the assessment ratio, which is 100% in many states but 10–35% in others) minus exemptions, times the total millage of every taxing unit. A mill is $1 per $1,000 of assessed value.
Is property tax deductible?
Within the federal SALT cap — $40,400 for 2026 combined with state income or sales tax — if you itemise. Rental property tax is deductible in full against rental income.
Can I appeal my assessment?
Yes, usually within 30–60 days of the notice: show comparable sales or an appraisal below the assessed value. Roughly one in three appeals wins a reduction.
People also ask
How much is property tax on a $300,000 house?
About $2,800 at the 0.94% average of state rates — but $6,330 in New Jersey (2.11%), $4,470 in Texas (1.49%), $2,100 in California (0.7%) and $810 in Hawaii (0.27%).
What is the property tax rate in Texas?
About 1.5% of value statewide (no state income tax); Harris 1.62%, Dallas and Collin 1.58%, Travis 1.48%, Fort Bend 1.86% — see the county table. Homestead owners get a $100,000 school-tax exemption and a 10% annual appraisal cap.
What is the property tax in California?
Prop 13 caps it at 1% of the purchase price plus local bonds (typically 1.1–1.25%), with assessed value rising at most 2% a year — so long-time owners pay far less than the 0.7% median suggests for recent buyers.
What is the property tax rate in Florida?
Around 0.8% of value; Miami-Dade 0.81%, Broward 0.96%, Orange (Orlando) 0.82%. The homestead exemption removes $50,000 and Save Our Homes caps assessment growth at 3%.
Why is property tax so high in New Jersey and Illinois?
School funding relies on local property tax more than elsewhere, assessments are close to market value, and many small municipalities each run their own services — so rates of 2% or more are common.
Does property tax go up every year?
Usually, as assessments follow home prices and local budgets grow; several states cap annual increases for homestead owners (Florida 3%, Texas 10%, California 2%, Michigan inflation rate).
How do I estimate property tax for a mortgage escrow?
Divide the expected annual bill by 12 and the lender adds it to the payment, often with a two-month cushion. On a $350,000 Harris County home that is about $473 a month.
What is the average property tax in the US?
About 0.9–1.0% of home value (the average of state medians is 0.94%), a median bill near $3,000 a year; the typical bill ranged from under $500 in parts of Alabama and Louisiana to over $10,000 in the New York and New Jersey suburbs in 2024.
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