Property Tax Calculator
Annual and monthly property tax from your home value — with average rates for every state
From your tax bill, or pick a state average below
Assessed value excluded from tax in some states
100 in most states; some tax a fraction of market value
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Quick summary
Property tax ≈ home value × your area's effective rate. Statewide averages (2024 Census data) range from 0.31% in Hawaii to 1.79% in Illinois — on a $400,000 home that's the difference between $1,230 and $7,170 a year. Rates vary even more by county than by state, so use the state average as a starting point and switch to your actual rate (your last tax bill ÷ your home value) for precision. Exemptions and assessment ratios are supported for states that use them.
Reviewed by Simple Calculators TeamLast reviewed
How to use this calculator
- Enter the inputs requested by the calculator.
- Choose the units or options that match your situation and review the assumptions.
- Run or update the calculation to see the result.
- Review the result, breakdown, and formulas shown on the page.
- Check the inputs, units, dates, and limitations before saving or sharing the result.
Frequently asked questions
How is property tax calculated?
Assessed value × the local millage/tax rate, minus any exemptions. Many states assess at full market value; others use a fraction (the assessment ratio). The simplest accurate approach: divide last year's actual tax bill by your home's market value to get YOUR effective rate, then apply it to any value.
Which states have the highest and lowest property taxes?
By 2024 statewide effective averages: Illinois (1.79%), New Jersey (1.68%), Vermont and Nebraska (~1.4%) lead the high end; Hawaii (0.31%), Alabama (0.37%), Arizona (0.43%) the low end. Note: low-rate states can still have high bills where home values are high — Hawaii's typical bill isn't small.
What is a homestead exemption?
A reduction in taxable assessed value for your primary residence — e.g., Texas exempts $100,000 of school-district value, Florida up to $50,000. You must usually apply once with your county. Senior, veteran, and disability exemptions stack in many states — checking eligibility is often worth hundreds a year.
Why did my property tax go up?
Either your assessment rose (following home values) or local rates/levies changed. Assessments can be appealed — with comparable-sale evidence, appeal success rates are meaningful, and the reduction repeats every year. Deadlines are strict, typically 30–90 days after the assessment notice.
Key terms
- Effective Rate
- Actual tax paid ÷ market value — the comparable number across areas, regardless of local assessment quirks.
- Assessment Ratio
- The fraction of market value that's taxed — 100% in most states, much lower in some.
- Homestead Exemption
- Assessed value excluded from tax on a primary residence.
- Millage Rate
- Tax per $1,000 of assessed value — 25 mills = 2.5%.
Methodology, sources & limitations
This page shows the formula, assumptions, and limitations used for this estimate. Rates, thresholds, and other time-sensitive inputs can change, so verify them against the relevant official source before relying on a result.
For our review approach and the primary sources we consult, see the methodology and source policy. If you spot an outdated figure or formula, please contact us with a correction.