Property Tax Calculator
Estimate your annual property tax bill by state, assessed value, and exemptions. Includes a multi-year projection and monthly escrow estimate. State effective rates based on Tax Foundation data.
How it's calculated
How to use this calculator
- Select your state to load the effective tax rate (Tax Foundation 2026 median), or enter a custom rate.
- Enter the assessed value of your property (use your county assessor's value, not market value).
- 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.
Formula and assumptions
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).
taxableValue = assessedValue - totalExemptions annualTax = (taxableValue * effectiveRate) + specialAssessments monthlyTax = annualTax / 12 Projection year N: assessedValue_N = assessedValue * (1 + annualValueIncrease%)^N
- Effective rates
- State median effective rates from Tax Foundation 2026 (Property Taxes by State and County), based on ACS 2020–2024 five-year estimates
- Exemptions
- Applied before rate — not all localities allow all exemptions
- Local variation
- Actual rates vary widely within each state
- Assessment ratio
- State rates reflect effective rate on market value
- SALT deductibility
- Deductible up to combined $40,400 cap (OBBB §70120) when itemizing
Effective property tax rates — all 50 states + DC
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.
| State | Effective rate | Tax on $400K home |
|---|---|---|
| Hawaii | 0.28% | $1,120 |
| Alabama | 0.32% | $1,280 |
| Louisiana | 0.39% | $1,560 |
| Wyoming | 0.61% | $2,440 |
| Delaware | 0.49% | $1,960 |
| Colorado | 0.42% | $1,680 |
| District of Columbia | 0.60% | $2,400 |
| South Carolina | 0.57% | $2,280 |
| West Virginia | 0.58% | $2,320 |
| Arkansas | 0.51% | $2,040 |
| Arizona | 0.50% | $2,000 |
| Nevada | 0.60% | $2,400 |
| Mississippi | 0.55% | $2,200 |
| Idaho | 0.46% | $1,840 |
| New Mexico | 0.80% | $3,200 |
| Tennessee | 0.71% | $2,840 |
| Utah | 0.60% | $2,400 |
| California | 0.70% | $2,800 |
| Montana | 0.59% | $2,360 |
| Indiana | 0.70% | $2,800 |
| North Carolina | 0.84% | $3,360 |
| Kentucky | 0.64% | $2,560 |
| Virginia | 0.84% | $3,360 |
| Oklahoma | 0.90% | $3,600 |
| Florida | 0.73% | $2,920 |
| Georgia | 0.80% | $3,200 |
| Missouri | 0.65% | $2,600 |
| North Dakota | 0.98% | $3,920 |
| Oregon | 0.97% | $3,880 |
| Maryland | 0.89% | $3,560 |
| Washington | 0.84% | $3,360 |
| Minnesota | 0.96% | $3,840 |
| Alaska | 0.64% | $2,560 |
| U.S. average | ~0.90% | $3,600 |
| South Dakota | 1.31% | $5,240 |
| Maine | 0.98% | $3,920 |
| Michigan | 1.05% | $4,200 |
| Massachusetts | 1.01% | $4,040 |
| Kansas | 1.35% | $5,400 |
| Iowa | 1.20% | $4,800 |
| Rhode Island | 1.63% | $6,520 |
| Pennsylvania | 1.58% | $6,320 |
| Ohio | 1.56% | $6,240 |
| Nebraska | 1.18% | $4,720 |
| New York | 1.72% | $6,880 |
| Vermont | 1.90% | $7,600 |
| Texas | 1.80% | $7,200 |
| Connecticut | 1.60% | $6,400 |
| New Hampshire | 2.18% | $8,720 |
| Wisconsin | 1.85% | $7,400 |
| Illinois | 1.74% | $6,960 |
| New Jersey | 2.49% | $9,960 |
Source: Tax Foundation 2026 (Property Taxes by State and County). Counties within a state can vary materially from the statewide median.
Worked example
Texas property, $350,000 assessed value, $25,000 homestead exemption
SALT cap note: in 2026, this $5,850 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.
Limitations
- 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 state-level averages — 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 and is not modeled separately.
- Mello-Roos and other special assessments must be entered manually.
- Educational estimate only — contact your county assessor for actual bill.
Frequently asked questions
Property tax = (assessed value − exemptions) × effective rate + special assessments. State rates range from 0.28% (Hawaii) to 2.49% (New Jersey). In 2026, property taxes are deductible as part of the SALT cap ($40,400 for most filers per OBBB §70120) when you itemize.