Property Tax Calculator by State
NAR median existing-home price March 2026: $408,800
Senior / disabled exemption?
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How to use
- 1 Enter the home's fair market value (use recent appraisal, comparable sales, or county assessor's market value — not assessed value).
- 2 Select your state from the dropdown to auto-load the ATTOM-verified effective rate (or enter your own if your county/city differs from state average).
- 3 The calculator pre-fills the state's standard homestead exemption (TX $100K, FL $50K, CA $7K, LA $75K). Adjust if your locality offers more or you don't qualify.
- 4 Toggle Senior (65+) to apply the typical 15% reduction available in most states (NY STAR, GA, FL Amendment 11, NJ Senior Freeze).
- 5 Click Calculate to see annual tax, monthly escrow component, taxable value after homestead, effective rate, and comparison to the US median.
About Property Tax Calculator by State
FAQ
Q Which US state has the highest property tax?
By effective rate: Illinois at 1.84% of market value. By dollar bill: New Jersey at $10,499 average annually. Illinois leads because of high local rates and reassessments; NJ leads on bills because home values are high. Connecticut, Vermont, and Ohio round out the top 5.
Q Which states have the lowest property tax?
Hawaii has the lowest effective rate at 0.33% (offset by very high home prices). Idaho 0.39%, Wyoming 0.40%, Arizona and Alabama tied at 0.43%, and Colorado 0.44% follow. Wyoming is the homeowner-friendly trifecta: no state income tax, low property tax, low sales tax.
Q How does the homestead exemption work?
A homestead exemption reduces the assessed value of your primary residence before the property tax rate applies. You must certify the home is your primary residence with the county assessor. Texas now exempts the first $100,000 from school district tax under SB2 (2023); Florida exempts $50,000 plus a CPI-indexed amount.
Q What is California Proposition 13?
Passed in 1978, Prop 13 caps property tax at 1% of assessed value and limits annual increases to 2% until the property is sold. The result: long-term California owners pay far less than recent buyers next door, even on identical homes. Reassessment to market value triggers only at sale or major addition.
Q How are property taxes paid — at closing or monthly?
Both. Most lenders escrow property tax monthly with your mortgage payment (1/12 of annual bill collected each month, paid to county on your behalf). At closing, the seller pre-pays a prorated share. If you own outright, you pay directly to the county once or twice yearly.
Q Can I deduct property tax on my federal return?
Yes, but only as part of the SALT deduction (state and local tax), capped at $10,000 per household ($5,000 if married filing separately) under the 2017 TCJA. Combined state income tax + property tax that exceeds $10K is not deductible federally. SALT cap expires after 2025 — Congress has not yet acted on extension.
Q How do I appeal my property tax assessment?
File a written appeal with your county assessor before the deadline (often 30-60 days after assessment notice). Provide evidence: recent comparable sales with lower values, photos of defects (foundation, flooding), independent appraisal. Success rate is 30-50% in most counties; average savings $539/year per NTU Foundation.
Q Do seniors get a property tax break?
Most states offer some senior reduction. New York STAR Enhanced exempts up to $69,650 of school value for owners 65+. Florida Amendment 11 lets counties exempt seniors with income under ~$35K. Georgia exempts seniors from school tax in many counties. Texas adds $10,000 to the homestead exemption at age 65+.
Official resources
ATTOM — 2025 Annual Property Tax Analysis
ATTOM official property tax analysis with effective rates by state, county, and metro — released April 2026.
Tax Foundation — Property Taxes by State and County 2026
Tax Foundation interactive map of effective property tax rates across all 50 states and 3,000+ US counties.
IRS — Topic 503: Deductible Taxes
Internal Revenue Service official guide to the SALT deduction including the $10,000 cap on state and local taxes.
NTU Foundation — Property Tax Appeal Guide
National Taxpayers Union Foundation — research and step-by-step guides for filing successful property tax assessment appeals.