Calculate your annual and monthly property tax by state, county, or custom rate. Includes 2026 effective tax rates for all 50 states and major counties. Free US calculator.
Property Tax Rates by State (2026 Effective Rates)
Effective property tax rate = taxes actually paid ÷ home market value. This is more useful than the nominal mill rate because it accounts for assessment ratios.
State
Effective Rate
On $400k Home
New Jersey
2.2%
$8,800/yr
Illinois
2.1%
$8,400/yr
Texas
1.7%
$6,800/yr
Florida
0.90%
$3,600/yr
California
0.75%
$3,000/yr
Arizona
0.60%
$2,400/yr
Hawaii
0.30%
$1,200/yr
Property Taxes and Your Mortgage
Most lenders require property taxes to be paid through an escrow account — meaning your monthly mortgage payment includes 1/12 of your annual tax bill. On a Texas home valued at $420,000 with a 1.7% effective rate, that’s $7,140/year or $595/month added to your mortgage payment. Factor this into affordability before buying.
Homestead Exemptions
Most states offer homestead exemptions that reduce the taxable value of your primary residence. Florida offers up to $50,000. Texas offers $100,000 off the school district portion. California’s Prop 19 offers $7,000 off assessed value. File for every exemption your jurisdiction offers — they’re free money you have to claim proactively.
See the full payment impact in our Mortgage Calculator which includes property tax in the monthly PITI calculation.
Frequently Asked Questions
New Jersey consistently ranks #1 for property tax burden — effective rates around 2.2%–2.4% of home value. On a $400,000 home, that's $8,800–$9,600/year in property taxes alone, or $733–$800/month added to your mortgage payment. Illinois (2.0%–2.3%), Connecticut (1.9%–2.1%), and New Hampshire (1.9%–2.1%) also rank high. In contrast, Hawaii averages 0.28%–0.35% effective rate — the lowest in the country despite extremely high home prices.
Property tax = assessed value × mill rate. Assessed value is often different from market value — many counties assess at 70%–100% of market value. The mill rate (or tax rate) is set by local government. Example: $400,000 home assessed at 80% = $320,000 assessed value × 1.5% tax rate = $4,800/year. Tax rates vary not just by state but by county, city, and school district. The effective tax rate (tax paid ÷ market value) is the most useful comparison number.
Yes, but with limits. The 2017 Tax Cuts and Jobs Act capped the SALT (State and Local Tax) deduction at $10,000/year for married filers. If your combined property taxes + state income taxes exceed $10,000, you can only deduct $10,000. In high-tax states like New Jersey or New York, property tax alone often exceeds $10,000, making the full deduction impossible. The $10,000 cap was extended through 2025 and remains in effect for 2026.
Start by requesting your assessment card from the county assessor's office — it lists the details used to value your home. If comparable homes nearby (same size, age, condition) sold recently for less than your assessed value implies, you have grounds for appeal. File a formal appeal with your county assessor or board of equalization — most jurisdictions allow appeals annually or every 3 years. Success rate for well-documented appeals is 30%–60%. A 10% assessment reduction on a $400,000 home at 1.5% rate saves $600/year.
Mello-Roos taxes (Community Facilities Districts) are special assessments in California added on top of regular property tax to fund local infrastructure — schools, roads, fire stations — in newly developed areas. They can add $1,000–$5,000+/year to your property tax bill and are typically disclosed in the purchase contract. Always ask specifically about Mello-Roos before buying in California, especially in newer developments. The CFD tax typically expires after 30–40 years or when bonds are paid off.
