Property Tax Estimator — By State
Estimate your annual and monthly property tax using each state's effective property-tax rate. Includes assessment-ratio adjustment for states that assess below market value.
Most jurisdictions assess at 100% of market value; some (CA, SC, FL) use lower ratios.
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Frequently asked questions
How is property tax calculated?
Property tax = (Assessed Value) × (Total Millage Rate). The assessed value is your home's market value times the local assessment ratio. The millage rate is set by overlapping jurisdictions — county, school district, city, fire district, water district — that each levy their own portion. Effective rate (what we use here) is the total annual tax divided by full market value, which lets you compare across states.
Which states have the highest and lowest property taxes?
By effective rate, the highest are typically New Jersey (~2.2%), Illinois (~2.1%), Connecticut (~2.0%), New Hampshire (~1.9%), and Vermont (~1.8%). The lowest are Hawaii (~0.3%), Alabama (~0.4%), Louisiana (~0.5%), Wyoming (~0.5%), and West Virginia (~0.5%). Note that low-rate states often have higher home values, so total dollars paid don't always follow the rate ranking.
What is an assessment ratio?
The assessment ratio is the fraction of market value that's actually taxed. Most states assess at 100% of fair market value. Exceptions: South Carolina assesses owner-occupied primary homes at 4%, Mississippi at 10%, and California's Prop 13 caps assessed value at purchase price plus 2%/year regardless of market appreciation. If you live in one of these states, set the ratio to your actual assessed value divided by market value.