Try the calculator #
Estimate your bill on a specific home value. Property Tax Calculator →
All 51 jurisdictions, ranked highest → lowest #
| Rank | State | Effective rate | Median annual tax | Median home value |
|---|---|---|---|---|
#1 | New Jersey | 2.11% | $9,590 | $454,400 |
#2 | Illinois | 2.01% | $5,298 | $263,300 |
#3 | Connecticut | 1.81% | $6,643 | $366,900 |
#4 | New Hampshire | 1.66% | $6,667 | $402,500 |
#5 | Vermont | 1.59% | $5,039 | $316,600 |
#6 | New York | 1.55% | $6,582 | $423,800 |
#7 | Nebraska | 1.49% | $3,549 | $238,600 |
#8 | Texas | 1.49% | $4,232 | $283,800 |
#9 | Wisconsin | 1.42% | $3,792 | $266,500 |
#10 | Iowa | 1.39% | $2,897 | $208,000 |
#11 | Ohio | 1.31% | $2,822 | $214,800 |
#12 | Pennsylvania | 1.30% | $3,311 | $254,500 |
#13 | Kansas | 1.29% | $2,798 | $217,200 |
#14 | Michigan | 1.25% | $2,904 | $231,600 |
#15 | Rhode Island | 1.21% | $4,900 | $404,200 |
#16 | Alaska | 1.11% | $3,901 | $352,900 |
#17 | Massachusetts | 1.07% | $5,992 | $562,100 |
#18 | South Dakota | 1.06% | $2,724 | $257,400 |
#19 | Maine | 1.02% | $3,036 | $296,600 |
#20 | Minnesota | 1.02% | $3,357 | $329,300 |
#21 | North Dakota | 0.99% | $2,468 | $249,900 |
#22 | Maryland | 0.97% | $4,093 | $419,900 |
#23 | Missouri | 0.85% | $1,948 | $230,300 |
#24 | Oregon | 0.81% | $3,876 | $477,600 |
#25 | Washington | 0.81% | $4,556 | $564,600 |
#26 | Oklahoma | 0.80% | $1,599 | $199,800 |
#27 | Georgia | 0.77% | $2,341 | $303,300 |
#28 | Florida | 0.76% | $2,730 | $359,000 |
#29 | Kentucky | 0.75% | $1,544 | $205,600 |
#30 | Indiana | 0.74% | $1,614 | $218,200 |
#31 | Virginia | 0.73% | $2,790 | $383,700 |
#32 | Mississippi | 0.72% | $1,215 | $169,800 |
#33 | Montana | 0.72% | $2,693 | $375,800 |
#34 | California | 0.70% | $5,124 | $734,700 |
#35 | New Mexico | 0.70% | $1,731 | $248,100 |
#36 | North Carolina | 0.66% | $1,896 | $288,900 |
#37 | District of Columbia | 0.58% | $4,312 | $737,100 |
#38 | Wyoming | 0.57% | $1,767 | $309,700 |
#39 | Arkansas | 0.55% | $1,040 | $188,000 |
#40 | Louisiana | 0.55% | $1,180 | $216,500 |
#41 | West Virginia | 0.53% | $865 | $162,600 |
#42 | Utah | 0.52% | $2,525 | $489,400 |
#43 | Delaware | 0.50% | $1,768 | $352,000 |
#44 | Tennessee | 0.50% | $1,442 | $286,700 |
#45 | Idaho | 0.49% | $2,038 | $418,600 |
#46 | Arizona | 0.48% | $1,879 | $394,500 |
#47 | Colorado | 0.48% | $2,602 | $539,400 |
#48 | South Carolina | 0.48% | $1,251 | $259,000 |
#49 | Nevada | 0.47% | $2,027 | $435,400 |
#50 | Alabama | 0.38% | $788 | $209,900 |
#51 | Hawaii | 0.27% | $2,239 | $839,100 |
"No income tax" ≠ low tax #
Property tax is where several no-income-tax states pull their revenue. Compare:
- Texas — 1.49% effective rate, median annual bill $4,232. No state income tax.
- New Hampshire — 1.66% effective rate, median annual bill $6,667. No state income tax.
- Florida — 0.76% effective rate, median annual bill $2,730. No state income tax.
- Tennessee — 0.50% effective rate, median annual bill $1,442. No state income tax.
Considering a relocation? Run the numbers with the State-to-State Tax Comparison → (income tax) alongside this property tax view for a fuller picture.
Retiring rather than working? How every state taxes retirement income → covers Social Security, 401(k) withdrawals, pensions, and military retired pay separately.
Texas: Proposition 13 (2025) homestead update #
Texas Proposition 13 (approved Nov 2025) raised the school-district homestead exemption from $100,000 to $140,000, applying retroactively to tax years beginning Jan 1, 2025. It reduces only the school-district levy (Tax Code §11.13(b)); cities, counties and other units may grant their own optional exemption of up to 20%. Homeowners 65+/disabled receive an additional school-tax exemption on top (also increased in 2025). Separately, homesteads have a 10% annual cap on appraised-value increases.
Current school-district homestead exemption: $140,000.
Florida: Save Our Homes cap #
Florida's Save Our Homes cap limits annual assessed-value increases on homesteaded property to 3% or the CPI change, whichever is lower. Accumulated benefit is portable — up to $500,000 can transfer to a new Florida homestead, claimed within three tax years of leaving the prior homestead.
On the November 3, 2026 ballot: Amendment 3 #
Florida voters decide Amendment 3, “INCREASED HOMESTEAD EXEMPTION; LOWER CAP ON INCREASES IN NON-HOMESTEAD PROPERTY ASSESSMENTS”, on November 3, 2026. It passes only with at least 60% of the votes cast on it (Fla. Const. art. XI, §5(e)).
If approved, it would take effect January 1, 2027, with these changes:
- Homestead exemption from non-school property taxes: $150,000 in 2027 and $250,000 in 2028, adjusted for inflation after that.
- People who are not Florida residents on December 31, 2026: the existing homestead exemption at first, with the increased exemption from their fifth year of exemption.
- Non-homestead property: the annual cap on assessment increases drops from 10% to 5%.
- Counties and cities: property taxes may be used only for listed purposes, including public safety, education and schools, infrastructure, natural resources, bond debt service, employee retirement benefits, and operations and administration.
Until any change takes effect, current law applies, including the Save Our Homes cap described above.
The ballot title and summary are a rewritten version that the Florida Division of Elections lists with an Attorney General letter; the Legislature’s resolution (CS/HJR 1-F) was titled “Save our Homes from Excessive Property Taxes.”
Checked against the Florida Division of Elections record on October 4, 2026. Sources: Florida Division of Elections, Amendment 3; Florida Constitution, Art. XI, §5; CS/HJR 1-F.
Methodology #
Rates are computed as median real estate taxes paid (Census table B25103) divided by median owner-occupied home value (Census table B25077) at state-level geography. Source vintage: ACS 5-Year 2020–2024. This is a median-based effective rate; publications that use aggregate taxes divided by aggregate value (e.g., Tax Foundation) produce somewhat different figures. Both are legitimate — ours is transparently median-based. Actual bills vary by county, city, school district, and exemptions.
Frequently asked #
Which state has the highest property tax?
Using Census ACS ACS 5-Year 2020–2024 median-based effective rates, New Jersey has the highest at 2.11% (median annual bill $9,590 on a $454,400 median home). Aggregate-based rankings (e.g., Tax Foundation) can produce slightly different ordering, but the top of the list is dominated by NJ, IL, CT, NH, VT, NY, and TX.
Why is my property tax bill different from this estimate?
Your bill is set by your county, city, and school district — not the state. Local millage rates, homestead and senior exemptions, assessment caps, and appraisal methodology all move the number. Use the state's median-based effective rate here as a sanity check, then get the exact figure from your county assessor.
Do property taxes count toward the SALT deduction?
Yes, if you itemize on Schedule A. Property taxes are one of the state and local taxes counted toward the federal SALT deduction, subject to the SALT cap; with the standard deduction they give no federal deduction. See our SALT deduction guide for the current cap and phase-out.
Do states with no income tax always have high property tax?
Often, but not always. Texas (1.49%) and New Hampshire (1.66%) rank near the top on property tax. Florida (0.76%) is closer to the middle. Tennessee (0.50%) is well below average. "No income tax" does not automatically mean "low tax."
Sources & References #
Disclaimer: This calculator provides estimates for educational purposes only. Not tax, legal, or financial advice. Results may vary based on your specific circumstances. Consult a qualified CPA or tax professional for personalized guidance.