Property Tax Calculator by State (2026 Estimates)

• Select your state to load the effective tax rate (Tax Foundation 2026, Table 2), or enter a custom rate.
• Enter the home market value of your property (what it would sell for). The state rates on this page are shares of home market value, so do not enter the assessor's assessed value - where assessed value is below market value, that understates the estimate.
• Enter applicable exemptions (homestead, senior, veteran, etc.).
• Optionally add special assessments and a projected annual value increase to see multi-year estimates.
• 2026 note: property taxes are deductible when itemizing, subject to the SALT cap of $40,400 per OBBB §70120.

Property tax in the U.S. is: net taxable value × effective rate. “Net taxable” subtracts any homestead or other dollar exemptions. “Effective rate” is the combined rate from your state, county, school district, and any special districts (Source: Tax Foundation 2026, Property Taxes by State and County, Table 2).

taxableValue = homeValue - totalExemptions
annualTax = (taxableValue * effectiveRate) + specialAssessments
monthlyTax = annualTax / 12
Projection year N: homeValue_N = homeValue * (1 + annualValueIncrease%)^N

Rates are median statewide effective property tax rates (annual tax ÷ home market value). Counties within a state can vary materially from the state median. Tax on a $400,000 home shown for comparison.

Source: Tax Foundation 2026 (Property Taxes by State and County, Table 2). Counties within a state can vary materially from the statewide median.

SALT cap note: in 2026, this $4,550 property tax is deductible as part of the $40,400 SALT cap (OBBB §70120) — but only if you itemize, and only if your combined state/local income + property taxes are below the cap.

The same $400,000 home with no exemptions, taxed in five states:

See the mortgage hub for the payment, PMI, and amortization calculators.

Your assessed value is not always your market value. Counties reassess property on a schedule, often every one to five years, or when the property sells or is substantially remodeled, so the assessed value can lag behind the market value and the tax bill can jump in a reassessment year. The effective rates on this page are shares of market value, not of the assessed value your county uses.

Some states also cap how fast the assessed value can rise each year, even when market value rises faster:

• California (Proposition 13): assessed value rises at most 2% a year, unless the property changes hands or is improved.
• Texas: a homestead's appraised value rises at most 10% a year.
• Florida (Save Our Homes): a homestead's assessed value rises at most 3% a year, or the change in CPI, whichever is lower.

A cap slows growth; it does not lower your rate, and it does not apply in every state. Homestead exemptions (like the $25,000 in the Texas example above) lower the taxable value; the amount and eligibility vary by state and county.

• Requires a valid 2-letter US state code or a manual rate override — an unrecognized state code will surface a validation error rather than defaulting silently.
• Effective rates are statewide aggregates (Tax Foundation 2026, Table 2) — your actual rate may differ significantly by county or city.
• Exemption eligibility varies by jurisdiction — confirm locally.
• Assessment ratio (assessed vs. market value) varies by jurisdiction. This estimate uses home market value; entering an assessed value instead understates the tax wherever assessed value is below market value.
• Mello-Roos and other special assessments must be entered manually.
• Educational estimate only — contact your county assessor for the actual bill. State rates are from the Tax Foundation's 2026 property-tax data.