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State and county data where supported, with ZIP lookup when available.
National Mortgage Center
Property tax calculator by ZIP code (2026 estimates)
Get a quick 2026 property tax estimate by ZIP, county, or state — then refine with county data. These are planning estimates, not official tax bills.
Last reviewed: August 13, 2026 · Methodology version 2026.2 — see sources, CSV download, and cite/embed options below.
- 50 States
- 3,070 Counties
- ZIP Search
- PITI Calculator
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No signup required. Planning estimates — not official tax bills.
Property Tax Intelligence
Estimate Your Property Taxes
ZIP, county, or state · escrow · full monthly payment (PITI)
Quick state select
$400,000
$50,000$5,000,000
Location
Using statewide effective rate for Texas. Select a county or ZIP when available.
No signup required. Estimates update as you edit.
Estimated tax at other home values
Same location and assumptions (1.40% effective rate). Select a row to recalculate.
| Home value | Annual | Monthly |
|---|---|---|
| $3,500 | $292 | |
| $5,600 | $467 | |
| $7,000 | $583 | |
| $10,500 | $875 | |
| $14,000 | $1,167 |
Your Property Tax Snapshot
Estimated annual / monthly tax (planning only)
$5,600
$467/mo
Data confidence: State estimate
Based on published effective-rate research for your area — not assessed value from your assessor. County data unavailable — statewide effective rate applied.
Based on published effective-rate research for your area — not assessed value from your assessor.
Also useful if you’re searching for: property tax estimator · property taxes by ZIP code · average property tax context · house tax planning calculator.
Estimated effective tax rate
1.40%
National benchmark
0.90%
Difference vs national
+0.50 pp
State rank
#7 of 50
Estimated annual difference
+$2,000/year
- Your location1.40%
- U.S. benchmark0.90%
Monthly escrow (tax + insurance)
$617
Assumes $1,800/year homeowners insurance.
Assumptions
- Home value: $400,000
- Rate used: 1.400%
- Source level: state-fallback
- Assessment ratio: 100.0%
- Exemptions: $0
- Data year / source: U.S. Census Bureau ACS (via Tax Foundation 2026 state rankings) (May 2026)
- Benchmark: 0.90%
- Methodology: 2026.2
National benchmark reflects the estimated U.S. single-family effective property tax rate (0.90% in ATTOM's 2025 analysis). It is not a simple average of the 50 state rates shown in our table.
Buying a $400,000 home in Texas?
See how estimated property taxes affect your total monthly mortgage payment.
Property Tax Estimate
- Home value: $400,000
- Location: Texas
- Estimated effective rate: 1.40%
- Estimated annual tax: $5,600
- Estimated monthly tax: $467
- Rate source: U.S. Census Bureau ACS (via Tax Foundation 2026 state rankings)
- Data year / updated: May 2026
- Methodology: 2026.2
- Calculated: 9/6/2026
Informational estimate only. Actual taxes may differ. Consult the local taxing authority for official information.
If county/locality data is unavailable, this estimate uses the statewide effective property tax rate as a fallback and labels that clearly. Property-tax calculations vary by taxing district, assessed value, exemptions, special assessments and local laws. This estimate may differ from an official tax bill.
Full calculator disclaimer
This calculator provides estimates based on the information you enter and current market data. Actual results may vary based on:
- Local tax assessment methods and schedules
- Special assessments or additional fees
- Changes in tax rates or policies
- Individual property characteristics
- Available exemptions and deductions
The results shown are for informational purposes only and should not be considered financial advice. Please consult with a qualified tax professional or your local tax assessor's office for specific guidance regarding your property taxes.
National Mortgage Center does not guarantee the accuracy of these calculations and is not responsible for any actions taken based on the information provided.
Need your official property tax bill?
This calculator gives a planning estimate from published tax-rate research. Your official amount comes from your county assessor or tax collector (and may differ after exemptions, assessments, and local millage). Use the state/county resources below to find the right .gov office — we are not a government agency and do not issue tax bills.
Find official state & county tax resourcesMethodology version 2026.2 — see sources, CSV download, and cite/embed options below.
Signature insight
Your Property Tax Shock
Compare estimated annual tax in Texas with the national benchmark (0.90%) on the same $400,000 home value. This is a planning comparison — not a prediction of future bills.
Your estimated annual tax
$5,600
National benchmark
$3,600
Difference
+$2,000/year
+$167/month
10-year static difference
+$20,000
30-year static difference
+$60,000
Static comparison using today's property value and tax rates. This is not a forecast of future taxes, assessments, home values or tax-law changes.
Share this result
A $400,000 home in Texas is estimated to carry approximately $5,600/year in property taxes — about $2,000 more than the NMC national benchmark.
National benchmark reflects the estimated U.S. single-family effective property tax rate (0.90% in ATTOM's 2025 analysis). It is not a simple average of the 50 state rates shown in our table.
Example uses the statewide Texas effective rate on a $400,000 home. Your calculator result above reflects the location and assumptions you selected.
More Than a Property Tax Calculator
Full housing payment
See how taxes affect monthly housing cost in PITI — principal, interest, taxes, and insurance.
Compare locations
Same home price, different tax bills — useful for relocation and client conversations.
Transparent methodology
Download the data, copy a citation, and see exactly how estimates and rankings are calculated.
Compare Property Taxes Between Locations
Same home price. Very different tax bill.
Side-by-side estimated property taxes for up to four locations — useful for relocation, Realtor client conversations, and PITI planning.
Home value
Location 1
Location 2
Location 3
| Metric | Dallas County, Texas | Iowa | Miami-Dade County, Florida |
|---|---|---|---|
| Effective Rate | 1.58% | 1.33% | 0.81% |
| Annual Tax | $7,900 | $6,650 | $4,050 |
| Monthly Tax | $658 | $554 | $338 |
| State Rank | #7 | #9 | #27 |
| vs. National Benchmark | +0.68 pp | +0.43 pp | -0.09 pp |
| Data level | County-level estimate | State-level estimate | County-level estimate |
Based on the current dataset, estimated property taxes on a $500,000 home in Dallas County, Texas are approximately $3,850 more per year than in Miami-Dade County, Florida.
Shared links use state and county identifiers only — never street addresses. The national calculator remains the canonical page.
Property tax explorer
Property Tax Rates Across America
Explore how estimated residential property-tax rates and costs differ across all 50 states.
Home value
View map by:
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Lower rates
Higher rates
Darker states have higher estimated effective residential property-tax rates.
TX
Texas
Estimated effective tax rate
1.40%
Estimated annual tax
$5,600
Estimated monthly tax
$467
National rank
#7 of 50
vs. national benchmark
+0.50 pp
Median home value
$314,000
Typical 1-unit FHA limit
$541,287
FHA / conforming note
Most counties in this state follow the standard FHA floor. Confirm the exact county limit with HUD.
2026 conforming baseline is $832,750 in most areas.
Ranked #7 for estimated effective rate (highest = #1)
Estimates for a $400,000 home. Not an official tax bill.
Talk through the payment impact
Property taxes show up in PITI. A specialist can help you see how a location may change the monthly number.
Get local mortgage helpPopular state property tax guides
Prefer a list? Jump to a statewide page without using the map.
Screen-reader / table fallback
| State | Effective rate | Estimated annual tax | Estimated monthly tax |
|---|---|---|---|
| Illinois | 1.88% | $7,520 | $627 |
| New Jersey | 1.88% | $7,520 | $627 |
| Connecticut | 1.54% | $6,160 | $513 |
| Vermont | 1.51% | $6,040 | $503 |
| New Hampshire | 1.50% | $6,000 | $500 |
| Nebraska | 1.44% | $5,760 | $480 |
| Texas | 1.40% | $5,600 | $467 |
| Ohio | 1.36% | $5,440 | $453 |
| Iowa | 1.33% | $5,320 | $443 |
| Wisconsin | 1.32% | $5,280 | $440 |
| New York | 1.30% | $5,200 | $433 |
| Pennsylvania | 1.26% | $5,040 | $420 |
| Kansas | 1.21% | $4,840 | $403 |
| Michigan | 1.19% | $4,760 | $397 |
| Rhode Island | 1.12% | $4,480 | $373 |
| Massachusetts | 1.00% | $4,000 | $333 |
| Minnesota | 1.00% | $4,000 | $333 |
| South Dakota | 1.00% | $4,000 | $333 |
| Maine | 0.98% | $3,920 | $327 |
| Alaska | 0.94% | $3,760 | $313 |
| Maryland | 0.92% | $3,680 | $307 |
| North Dakota | 0.92% | $3,680 | $307 |
| Missouri | 0.89% | $3,560 | $297 |
| Oregon | 0.81% | $3,240 | $270 |
| Georgia | 0.79% | $3,160 | $263 |
| Oklahoma | 0.79% | $3,160 | $263 |
| Florida | 0.78% | $3,120 | $260 |
| Virginia | 0.78% | $3,120 | $260 |
| Indiana | 0.76% | $3,040 | $253 |
| Washington | 0.75% | $3,000 | $250 |
| Kentucky | 0.74% | $2,960 | $247 |
| California | 0.70% | $2,800 | $233 |
| North Carolina | 0.66% | $2,640 | $220 |
| New Mexico | 0.63% | $2,520 | $210 |
| Montana | 0.61% | $2,440 | $203 |
| Mississippi | 0.58% | $2,320 | $193 |
| Arkansas | 0.56% | $2,240 | $187 |
| Louisiana | 0.55% | $2,200 | $183 |
| Delaware | 0.54% | $2,160 | $180 |
| Wyoming | 0.53% | $2,120 | $177 |
| Tennessee | 0.52% | $2,080 | $173 |
| West Virginia | 0.51% | $2,040 | $170 |
| Colorado | 0.50% | $2,000 | $167 |
| Idaho | 0.50% | $2,000 | $167 |
| Nevada | 0.50% | $2,000 | $167 |
| South Carolina | 0.49% | $1,960 | $163 |
| Arizona | 0.48% | $1,920 | $160 |
| Utah | 0.48% | $1,920 | $160 |
| Alabama | 0.37% | $1,480 | $123 |
| Hawaii | 0.29% | $1,160 | $97 |
2026 dataset
Key Property Tax Findings for 2026
Generated from the current validated NMC state dataset. Useful for journalists, Realtors, relocation teams, and researchers who need the headline numbers without reading every row.
Highest effective tax rate
1.88%
IllinoisLowest effective tax rate
0.29%
HawaiiHighest estimated tax on a $500K home
$9,400
IllinoisLowest estimated tax on a $500K home
$1,450
HawaiiLargest annual difference
$7,950
Illinois vs Hawaii
National benchmark
0.90%
$4,500/yr on a $500K home
The highest-rate state in the current dataset, Illinois, has an estimated effective tax rate of 1.88% — about 6.5 times that of Hawaii (0.29%).
On a $500,000 home, the modeled annual tax difference between Illinois and Hawaii is approximately $7,950.
The NMC national benchmark effective rate is 0.90%, or about $4,500 per year on a $500,000 home. It is not an average of the 50 state rates.
Source: U.S. Census Bureau ACS · Data: 2024 · Updated: August 13, 2026
Methodology 2026.2. Vintage: 2024 ACS (Tax Foundation 2026 release). Estimates only — not an official tax bill. Calculations by National Mortgage Center using cited source data.
Property Tax Rates by State — 2026
Default view: 10 highest and 10 lowest effective rates. Change the home value to remodel annual and monthly tax estimates. Effective-rate rank stays based on rates, not home price.
Current ranking lens: Highest effective property tax rates. Methodology: statewide effective residential rate × selected home value (100% assessment, no exemptions).
Home value
10 highest effective rates
| Rate rank | State | Effective rate | Estimated annual tax | Estimated monthly tax |
|---|---|---|---|---|
| #1 | Illinois | 1.88% | $7,520 | $627 |
| #2 | New Jersey | 1.88% | $7,520 | $627 |
| #3 | Connecticut | 1.54% | $6,160 | $513 |
| #4 | Vermont | 1.51% | $6,040 | $503 |
| #5 | New Hampshire | 1.50% | $6,000 | $500 |
| #6 | Nebraska | 1.44% | $5,760 | $480 |
| #7 | Texas | 1.40% | $5,600 | $467 |
| #8 | Ohio | 1.36% | $5,440 | $453 |
| #9 | Iowa | 1.33% | $5,320 | $443 |
| #10 | Wisconsin | 1.32% | $5,280 | $440 |
10 lowest effective rates
| Rate rank | State | Effective rate | Estimated annual tax | Estimated monthly tax |
|---|---|---|---|---|
| #50 | Hawaii | 0.29% | $1,160 | $97 |
| #49 | Alabama | 0.37% | $1,480 | $123 |
| #47 | Arizona | 0.48% | $1,920 | $160 |
| #48 | Utah | 0.48% | $1,920 | $160 |
| #46 | South Carolina | 0.49% | $1,960 | $163 |
| #43 | Colorado | 0.50% | $2,000 | $167 |
| #44 | Idaho | 0.50% | $2,000 | $167 |
| #45 | Nevada | 0.50% | $2,000 | $167 |
| #42 | West Virginia | 0.51% | $2,040 | $170 |
| #41 | Tennessee | 0.52% | $2,080 | $173 |
All 50 states
| Rate rank | State | Effective rate | Estimated annual tax | Estimated monthly tax |
|---|---|---|---|---|
| #1 | Illinois | 1.88% | $7,520 | $627 |
| #2 | New Jersey | 1.88% | $7,520 | $627 |
| #3 | Connecticut | 1.54% | $6,160 | $513 |
| #4 | Vermont | 1.51% | $6,040 | $503 |
| #5 | New Hampshire | 1.50% | $6,000 | $500 |
| #6 | Nebraska | 1.44% | $5,760 | $480 |
| #7 | Texas | 1.40% | $5,600 | $467 |
| #8 | Ohio | 1.36% | $5,440 | $453 |
| #9 | Iowa | 1.33% | $5,320 | $443 |
| #10 | Wisconsin | 1.32% | $5,280 | $440 |
| #11 | New York | 1.30% | $5,200 | $433 |
| #12 | Pennsylvania | 1.26% | $5,040 | $420 |
| #13 | Kansas | 1.21% | $4,840 | $403 |
| #14 | Michigan | 1.19% | $4,760 | $397 |
| #15 | Rhode Island | 1.12% | $4,480 | $373 |
| #16 | Massachusetts | 1.00% | $4,000 | $333 |
| #17 | Minnesota | 1.00% | $4,000 | $333 |
| #18 | South Dakota | 1.00% | $4,000 | $333 |
| #19 | Maine | 0.98% | $3,920 | $327 |
| #20 | Alaska | 0.94% | $3,760 | $313 |
| #21 | Maryland | 0.92% | $3,680 | $307 |
| #22 | North Dakota | 0.92% | $3,680 | $307 |
| #23 | Missouri | 0.89% | $3,560 | $297 |
| #24 | Oregon | 0.81% | $3,240 | $270 |
| #25 | Georgia | 0.79% | $3,160 | $263 |
| #26 | Oklahoma | 0.79% | $3,160 | $263 |
| #27 | Florida | 0.78% | $3,120 | $260 |
| #28 | Virginia | 0.78% | $3,120 | $260 |
| #29 | Indiana | 0.76% | $3,040 | $253 |
| #30 | Washington | 0.75% | $3,000 | $250 |
| #31 | Kentucky | 0.74% | $2,960 | $247 |
| #32 | California | 0.70% | $2,800 | $233 |
| #33 | North Carolina | 0.66% | $2,640 | $220 |
| #34 | New Mexico | 0.63% | $2,520 | $210 |
| #35 | Montana | 0.61% | $2,440 | $203 |
| #36 | Mississippi | 0.58% | $2,320 | $193 |
| #37 | Arkansas | 0.56% | $2,240 | $187 |
| #38 | Louisiana | 0.55% | $2,200 | $183 |
| #39 | Delaware | 0.54% | $2,160 | $180 |
| #40 | Wyoming | 0.53% | $2,120 | $177 |
| #41 | Tennessee | 0.52% | $2,080 | $173 |
| #42 | West Virginia | 0.51% | $2,040 | $170 |
| #43 | Colorado | 0.50% | $2,000 | $167 |
| #44 | Idaho | 0.50% | $2,000 | $167 |
| #45 | Nevada | 0.50% | $2,000 | $167 |
| #46 | South Carolina | 0.49% | $1,960 | $163 |
| #47 | Arizona | 0.48% | $1,920 | $160 |
| #48 | Utah | 0.48% | $1,920 | $160 |
| #49 | Alabama | 0.37% | $1,480 | $123 |
| #50 | Hawaii | 0.29% | $1,160 | $97 |
What Does a $500,000 Home Cost in Property Taxes Across America?
Estimated Property Taxes on a $500,000 Home by State — modeled from current statewide effective rates.
Home value
National benchmark
$4,500/year
0.90%
Annual difference
$7,950
Highest vs lowest statewide estimate
Monthly difference
$663
~6.5× rate difference
Based on the current NMC dataset, the difference in estimated property taxes between the highest- and lowest-rate states on a $500,000 home is approximately $7,950 annually. Unweighted state-average modeled tax: $4,509/year.
How property taxes compare in major U.S. metros
Estimated effective residential rates for the principal county in each metro, applied to a $400,000 home. County ACS averages are not parcel bills — school districts and municipal levies can differ inside the same metro.
| Metro (principal county) | Effective rate | Annual tax | Monthly tax |
|---|---|---|---|
| United States (NMC benchmark) | 0.90% | $3,600 | $300 |
| Cleveland, OHCuyahoga County | 2.00% | $8,000 | $667 |
| Milwaukee, WIMilwaukee County | 1.93% | $7,720 | $643 |
| Chicago, ILCook County | 1.91% | $7,640 | $637 |
| Newark, NJEssex County | 1.91% | $7,640 | $637 |
| San Antonio, TXBexar County | 1.73% | $6,920 | $577 |
| Detroit, MIWayne County | 1.63% | $6,520 | $543 |
| Houston, TXHarris County | 1.62% | $6,480 | $540 |
| Bergen County, NJBergen County | 1.61% | $6,440 | $537 |
| Dallas, TXDallas County | 1.58% | $6,320 | $527 |
| Pittsburgh, PAAllegheny County | 1.52% | $6,080 | $507 |
| Austin, TXTravis County | 1.48% | $5,920 | $493 |
| Columbus, OHFranklin County | 1.47% | $5,880 | $490 |
| Baltimore, MDBaltimore city | 1.46% | $5,840 | $487 |
| Nassau County, NYNassau County | 1.46% | $5,840 | $487 |
| St. Louis, MOSt. Louis County | 1.20% | $4,800 | $400 |
| Minneapolis, MNHennepin County | 1.14% | $4,560 | $380 |
| Kansas City, MOJackson County | 1.12% | $4,480 | $373 |
| Washington suburbs, VAFairfax County | 1.01% | $4,040 | $337 |
| Portland, ORMultnomah County | 0.96% | $3,840 | $320 |
| New York, NYNew York County | 0.92% | $3,680 | $307 |
| Indianapolis, INMarion County | 0.91% | $3,640 | $303 |
| Atlanta, GAFulton County | 0.88% | $3,520 | $293 |
| Seattle, WAKing County | 0.83% | $3,320 | $277 |
| Philadelphia, PAPhiladelphia County | 0.82% | $3,280 | $273 |
| Miami, FLMiami-Dade County | 0.81% | $3,240 | $270 |
| Tampa, FLHillsborough County | 0.81% | $3,240 | $270 |
| Orlando, FLOrange County | 0.76% | $3,040 | $253 |
| Sacramento, CASacramento County | 0.73% | $2,920 | $243 |
| San Francisco, CASan Francisco County | 0.71% | $2,840 | $237 |
| Charlotte, NCMecklenburg County | 0.71% | $2,840 | $237 |
| Raleigh, NCWake County | 0.71% | $2,840 | $237 |
| Brooklyn, NYKings County | 0.71% | $2,840 | $237 |
| Los Angeles, CALos Angeles County | 0.68% | $2,720 | $227 |
| San Diego, CASan Diego County | 0.68% | $2,720 | $227 |
| Boston, MASuffolk County | 0.66% | $2,640 | $220 |
| Nashville, TNDavidson County | 0.60% | $2,400 | $200 |
| Salt Lake City, UTSalt Lake County | 0.54% | $2,160 | $180 |
| Las Vegas, NVClark County | 0.48% | $1,920 | $160 |
| Denver, CODenver County | 0.45% | $1,800 | $150 |
| Phoenix, AZMaricopa County | 0.44% | $1,760 | $147 |
Modeled as $400,000 × county effective rate (ACS median taxes paid ÷ median owner-occupied home value). Sorted highest to lowest rate.
Property Tax Data & Research
Explore, download and cite National Mortgage Center's residential property-tax comparisons and methodology. No account required.
Download the Data
Current 50-state property-tax dataset (CSV).
Download CSVCite This Research
Publication-ready citation. Calculations by NMC using cited source data.
Embed a Chart
Use an NMC property-tax visualization on another website.
View Methodology
Version 2026.2. How estimates and rankings are calculated.
View MethodologyFor Journalists & Researchers
Download the dataset, copy a citation, or open the research hub. Media and data questions: info@nationalmortgagecenter.com.
What is the average property tax rate in the U.S.?
The current NMC national benchmark for the estimated U.S. single-family effective property-tax rate is 0.90%. It is a cited national figure, not an unweighted average of the 50 state rates in this dataset.
Which state has the highest property tax rate?
Illinois currently has the highest estimated effective rate in this dataset at 1.88%.
Which state has the lowest property tax rate?
Hawaii currently has the lowest estimated effective rate in this dataset at 0.29%.
How much are property taxes on a $500,000 home?
It depends on location. On a $500,000 home, the current dataset ranges from about $1,450 per year in Hawaii to $9,400 in Illinois. Use the calculator above for a ZIP, county, or state estimate.
How do you calculate property taxes?
Most planning estimates multiply taxable value by an effective property tax rate. Taxable value often starts from market or assessed value, adjusted for assessment ratios and exemptions. Actual bills can also include school, city, and special-district levies that a statewide average cannot fully capture.
Estimated Annual Property Tax = Home Value × Effective Property Tax Rate
Advanced mode also supports: (Home Value × Assessment Ratio − Exemptions) × Effective Rate.
Example
- Home value: $400,000
- Estimated effective rate: 1.25%
- Estimated annual property tax: $5,000
- Estimated monthly tax: $417
$400,000 × 1.25% = $5,000 (illustrative — not a specific jurisdiction).
How property taxes are calculated
Local governments tax real estate to fund schools, public safety, roads, and other services. The bill is not a single national rate. It is usually assessed value × local rates, minus exemptions, plus any voter-approved levies. Planning calculators (including this one) often use an effective rate — taxes actually paid divided by home value — because statutory millage on a tax bill is hard to compare across states.
Market value vs assessed value
Market value is what the home would likely sell for. Assessed value is the number the assessor puts on the roll. Some places assess at 100% of market value. Others apply an assessment ratio (a percentage of market) before millage is applied.
Example: a $200,000 home assessed at 35% has a $70,000 assessed value. You pay tax on $70,000, not on $200,000. That is why copying a neighbor’s mill rate without the local assessment ratio will misstate the bill.
Mill levy and millage rate
One mill is $1 of tax per $1,000 of assessed value (or $0.001 per dollar). Local authorities add millage for the county, city or township, school district, and sometimes fire, library, or hospital districts.
$300,000 assessed value × 20 mills = $6,000 tax20 mills = $20 per $1,000 of assessed value. 300 × $20 = $6,000.
Step-by-step
- The assessor estimates market value (often on a 1–5 year cycle).
- An assessment ratio, if any, converts market value to assessed value.
- Exemptions (homestead, senior, veteran, disability) reduce taxable value.
- Each taxing unit’s millage is applied to that taxable value.
- Voter-approved extra levies may be added. Credits, if any, reduce the final bill.
Our ZIP/county estimate uses an ACS effective rate (median taxes paid ÷ median owner-occupied value) when a county rate exists, or a statewide effective rate as a labeled fallback. That is a planning shortcut, not the millage stack on an official tax bill.
Common exemptions (illustrative)
Amounts and eligibility are local. These examples show how an exemption changes taxable value — they are not an application and do not determine whether you qualify.
Homestead
Reduces taxable value on a primary residence. Florida’s homestead exemption is a well-known example ($50,000 of assessed value for many levies, with additional non-school relief above a value threshold). New Jersey generally does not use a large homestead reduction of assessed value.
Senior citizens
Often age 65+ and sometimes income-limited. Some programs freeze assessed value; others subtract a set amount. New York’s Enhanced STAR and Illinois’ senior freeze are different designs of the same idea.
Veterans
Ranges from a few hundred dollars off the bill to a 100% exemption for qualifying disabled veterans (for example, some Texas and New Jersey programs). Iowa and Florida also offer substantial disabled-veteran relief where eligibility is met.
Disability
Permanent-disability programs may reduce assessed value or cap the bill. Documentation and filing deadlines are set by the assessor, not by a lender calculator.
What property taxes typically fund
- Public schools and community colleges
- Police, fire, and emergency medical services
- Roads, bridges, and snow removal
- Parks, libraries, and recreation
- Water, sewer, and sanitation districts
- Hospitals and public-health districts
Property Taxes + Mortgage Payment
Ownership cost planning means combining principal and interest with property taxes and homeowners insurance — the PITI breakdown lenders use. Open Full Payment in the calculator to model that total, including HOA and PMI where relevant.
| Component | What it includes |
|---|---|
| Principal & Interest (P&I) | Loan repayment based on amount, rate, and term |
| Property Tax (T) | Annual tax divided by 12 — modeled from location |
| Insurance (I) | Homeowners insurance monthly share |
| HOA / PMI | Optional association dues and mortgage insurance when down payment is under 20% |
Exemptions & Assessments Overview
Homestead, senior, veteran, disability, and agricultural programs can reduce taxable value where you qualify. Assessment ratios and caps also differ by state.
Exemption rules vary by jurisdiction. Contact your local assessor or taxing authority for official eligibility and amounts. This site does not determine personal eligibility.
Property taxes in states without individual state income tax
Lists can change with legislation — verify current status with official state resources. Effective property-tax rates below use our current dataset.
- Texas — 1.40% ($5,600/yr on $400,000)Texas Comptroller — Property Tax
- Florida — 0.78% ($3,120/yr on $400,000)Florida Department of Revenue — Property Tax
- Nevada — 0.50% ($2,000/yr on $400,000)Nevada Department of Taxation
- Tennessee — 0.52% ($2,080/yr on $400,000)Tennessee Department of Revenue
- Washington — 0.75% ($3,000/yr on $400,000)Washington Department of Revenue — Property Tax
- Wyoming — 0.53% ($2,120/yr on $400,000)Wyoming Department of Revenue — Property Tax
- South Dakota — 1.00% ($4,000/yr on $400,000)South Dakota Department of Revenue
- Alaska — 0.94% ($3,760/yr on $400,000)Alaska Office of the State Assessor
- New Hampshire — 1.50% ($6,000/yr on $400,000)New Hampshire Department of Revenue Administration
Official property tax resources by state
This calculator estimates taxes from public effective rates for planning. For an official bill, millage rate, or exemption filing, use your state revenue department or local assessor. We are not a government agency.
How Our Property Tax Estimates Work
Data vintage: 2024 ACS (state rates via Tax Foundation 2026 rankings; county rates from the 2020–2024 ACS 5-year release) · NMC dataset updated: August 13, 2026 · Methodology version 2026.2 · Last reviewed: August 13, 2026
Geographic coverage
50 states · 3,070 counties · 676 county pages
Primary metric
Estimated Effective Residential Property Tax Rate
Rounding
Displayed rates use two decimal places
National benchmark
Defined once in the NMC dataset (not a 50-state average)
Step 1
Enter your property value and location (state, county, or ZIP code when available).
Step 2
Apply your assessment ratio input to estimate assessed value (effective-rate method).
Step 3
Subtract any exemption amount to estimate taxable value.
Step 4
Apply a location effective tax rate using county data when available, or state fallback when unavailable.
Step 5
Optionally use Full Payment mode to combine principal, interest, taxes, insurance, HOA, and PMI where relevant.
Step 6
For California new purchases, we also show a Prop 13 baseline estimate at about 1% of price.
Estimated Annual Property Tax = (Home Value × Assessment Ratio − Exemptions) × Effective Property Tax Rate. State rates use 2024 ACS owner-occupied data (Tax Foundation 2026 release). National benchmark (0.90%) is a single-family effective rate — not an average of state rates.
Statewide effective rates come from 2024 ACS owner-occupied housing data as compiled in the Tax Foundation 2026 state rankings. NMC models estimates from that source; we did not originate the ACS microdata.
County effective rates are calculated as median real estate taxes paid (ACS table B25103) divided by median owner-occupied home value (ACS table B25077) for the 2020–2024 ACS 5-year release. Because both inputs are medians for the same county, the ratio is an approximation of the county effective rate rather than an aggregate of individual bills. Counties are excluded when either median is suppressed by the Census Bureau or when the county has fewer than 500 owner-occupied housing units, where ACS medians carry wide margins of error.
The calculator supports every county in the dataset. A county earns its own page only when it also clears a size threshold for owner-occupied households, so we do not publish thousands of near-identical pages. Smaller counties are estimated in the calculator and listed on their state page. A county estimate is never generated from the state rate alone.
Fallback hierarchy: county/locality rate → statewide effective rate → user-entered rate. A national rate is never silently used as a local estimate.
Effective-rate rank #1 is the highest estimated effective residential rate among the 50 states. Dollar-tax rankings on a selected home value are labeled separately and are not called “highest property taxes” when they only reflect that modeled bill.
The national benchmark is a single-family effective rate (0.90% in ATTOM’s 2025 analysis), stored once in code. It is not an unweighted average of the 50 state rates.
Estimates are for planning only. Actual bills vary by assessed value, taxing districts, special assessments, reassessment rules, and local law. This is not tax, legal, or financial advice and is not an official assessor tool.
State rankings on this site are based on estimated effective residential property-tax rates in the current NMC dataset (taxes paid ÷ owner-occupied home value), unless a section explicitly ranks by modeled dollar tax on a selected home value.
If county/locality data is unavailable, this estimate uses the statewide effective property tax rate as a fallback and labels that clearly.
National benchmark reflects the estimated U.S. single-family effective property tax rate (0.90% in ATTOM's 2025 analysis). It is not a simple average of the 50 state rates shown in our table.
Highest vs lowest statewide modeled tax on a $400,000 home is about $6,360/year in the current dataset (Illinois vs Hawaii).
Methodology & Data Sources
U.S. Census Bureau — American Community Survey
Owner-occupied housing value and property tax data (ACS Table B25090 and related tables)
View official sourceLast updated: May 2026
U.S. Census Bureau — ACS 5-Year Estimates, Tables B25103 and B25077
County effective property-tax rates: median real estate taxes paid (B25103) divided by median owner-occupied home value (B25077), 2020–2024 ACS 5-year release. Owner-occupied household counts (B25003) determine estimate reliability and county page eligibility.
View official sourceLast updated: August 2026
IRS — Sale of Your Home (Section 121)
Federal capital gains exclusion on primary residence sales
View official sourceLast updated: May 2026
Tax Foundation 2026 State Property Tax Rankings
State effective rates derived from 2024 ACS owner-occupied housing data (Tax Foundation 2026 release). Cited for methodology; not linked — use Census ACS for primary government source.
Cited in methodology text — no external commercial link.
Last updated: May 2026
ATTOM 2025 Single-Family Property Tax Analysis
National benchmark effective rate of 0.90% for single-family homes (2025). Cited in text only for national comparison — not a commercial outbound link.
Cited in methodology text — no external commercial link.
Last updated: May 2026
Use this data
Suggested citation: National Mortgage Center. "U.S. Property Tax Data 2026" (methodology 2026.2). Accessed September 6, 2026. Underlying state rates are based on U.S. Census ACS data as compiled in public rankings — NMC models and presents estimates; we did not originate the ACS source data.
Download the CSV, copy a citation, or embed a chart from the dataset page and research hub. No signup required.
Property Tax Calculators by State
Every state links to a dedicated property-tax resource. County directories live on state pages — we do not dump thousands of county links here.
Alabama (0.37%)Alaska (0.94%)Arizona (0.48%)Arkansas (0.56%)California (0.70%)Colorado (0.50%)Connecticut (1.54%)Delaware (0.54%)Florida (0.78%)Georgia (0.79%)Hawaii (0.29%)Idaho (0.50%)Illinois (1.88%)Indiana (0.76%)Iowa (1.33%)Kansas (1.21%)Kentucky (0.74%)Louisiana (0.55%)Maine (0.98%)Maryland (0.92%)Massachusetts (1.00%)Michigan (1.19%)Minnesota (1.00%)Mississippi (0.58%)Missouri (0.89%)Montana (0.61%)Nebraska (1.44%)Nevada (0.50%)New Hampshire (1.50%)New Jersey (1.88%)New Mexico (0.63%)New York (1.30%)North Carolina (0.66%)North Dakota (0.92%)Ohio (1.36%)Oklahoma (0.79%)Oregon (0.81%)Pennsylvania (1.26%)Rhode Island (1.12%)South Carolina (0.49%)South Dakota (1.00%)Tennessee (0.52%)Texas (1.40%)Utah (0.48%)Vermont (1.51%)Virginia (0.78%)Washington (0.75%)West Virginia (0.51%)Wisconsin (1.32%)Wyoming (0.53%)
Selling Your Home?
Estimate potential taxable gains using our Home Sale Capital Gains Calculator — kept separate so this page stays focused on property taxes and ownership costs.
Open Capital Gains CalculatorFrequently Asked Questions
How do I calculate property taxes?
Multiply estimated taxable value by the effective property tax rate for your location. Taxable value is often home value × assessment ratio minus exemptions. Our calculator applies county rates when available, or statewide averages as a clearly labeled fallback.
Can I estimate property taxes by ZIP code?
Yes. Enter a 5-digit ZIP and we map it to a county effective rate when that ZIP is in our lookup database. ZIP estimates are for planning — your official bill comes from the local assessor and may differ by parcel.
How accurate is a property tax calculator?
It provides directional estimates using effective tax rates from public data sources. Actual bills vary by parcel, exemptions, reassessment rules, and local levies. Use official county assessor tools for bill-level accuracy.
Are property taxes based on purchase price?
Often the taxable basis starts from assessed value, which may relate to market or purchase value depending on local rules. Some states cap assessment growth, so long-term owners may have assessed values below current market.
What is an effective property-tax rate?
Effective rate approximates property taxes paid divided by owner-occupied home value (ACS methodology). It differs from statutory millage rates printed on an individual tax bill.
How are property taxes included in a mortgage payment?
Lenders typically include monthly property tax and insurance in escrow as part of PITI — principal, interest, taxes, and insurance. Use Full Payment mode to estimate that total.
Are property taxes included in escrow?
Often yes for purchase mortgages. Escrow collects roughly 1/12 of estimated annual taxes and insurance with each payment, then pays bills when due. Amounts can change after escrow analysis.
Why are my actual property taxes higher than the estimate?
City levies, school districts, special assessments, reassessment after purchase, and exemptions not captured in a general model can all change the bill. Confirm with your local taxing authority.
Which states have the highest property taxes?
In the current NMC dataset, Illinois has the highest estimated effective residential property-tax rate at 1.88%. Open the rankings table for the full ordered list and modeled tax on a selected home value.
Which states have the lowest property taxes?
In the current NMC dataset, Hawaii has the lowest estimated effective residential property-tax rate at 0.29%. Sort the rankings table by lowest effective rate to see the full list.
Can property taxes change after buying a home?
Yes. Reassessment, levy changes, local votes, and loss or gain of exemptions can change future bills. Estimates are not forecasts.
How do property-tax exemptions work?
Homestead, senior, veteran, disability, and other programs can reduce taxable value where you qualify. Rules vary by jurisdiction. Contact your local assessor for official eligibility and amounts.
What is assessed value?
Assessed value is the taxable basis set by local assessment rules. It may equal, approximate, or diverge from market value depending on ratios, caps, and reassessment cycles.
What is a millage rate?
One mill is $1 of tax per $1,000 of assessed value. Local millage stacks county, city or township, school, and special-district levies. An effective rate (taxes paid ÷ home value) is easier to compare across states than the millage printed on a single bill.
How do I find my exact property tax bill?
Use your county assessor, tax collector, or treasurer tools with the parcel number or address. Our calculator is an estimate for planning — not an official bill.
Reviewed by
Jason O'Donnell
Mortgage Analytics Manager · National Mortgage Center
Reviews property-tax educational tools for methodology clarity, estimate labeling, and alignment with how lenders commonly incorporate taxes into PITI planning — without overstating bill-level accuracy.
NMLS company ID referenced sitewide: 466690 · NMLS Consumer Access
Last reviewed
Data updated
2024 ACS (Tax Foundation 2026 release)
Planning to Buy?
See what estimated property taxes mean for your full monthly payment — then explore loan options with a mortgage specialist when you are ready.
Informational estimates only. Not tax, legal, or financial advice. Last reviewed: August 13, 2026.
Related Mortgage Calculators
Estimates are for educational planning only. They are not your official property tax bill, escrow quote, or appraisal. Confirm with your county assessor or tax collector. National Mortgage Center is powered by Stride Bank, N.A., NMLS #466690. Educational content is not a commitment to lend.