📊 2026 Property Tax Guide
Property Tax Calculator by State
Find your property tax rate, homestead exemption, and assessment ratio — with free calculators for all 50 states. Updated for 2026.
Property taxes are the largest ongoing cost of homeownership — and they vary wildly by state. In New Jersey, homeowners pay over 2.2% of their home's value annually. In Hawaii, it's under 0.3%. Understanding how your state calculates property taxes can save you thousands.
This guide breaks down property tax by state: rates, assessment ratios, homestead exemptions, and available credits. Use the calculators below to estimate your annual tax bill.
🔍 Quick Answer
Use our state-by-state calculators below to estimate your property tax based on your home's assessed value, county, and available exemptions. Each calculator includes local rates, homestead exemptions, and senior/disabled credits.
🗺️ Property Tax Calculators by State
Click any state to open its property tax calculator. Each calculator uses that state's specific rates, exemptions, and assessment rules.
Pennsylvania
Ohio
Georgia
North Carolina
Virginia
Washington
Massachusetts
Michigan
Colorado
Arizona
Maryland
Minnesota
Wisconsin
Tennessee
California
Florida
New York
New Jersey
Illinois
📊 Property Tax Rates by State — Quick Reference
Average effective property tax rates for 20 states (2026). Use this table to compare rates across states.
| State | Avg Effective Rate | Assessment Ratio | Homestead Exemption | Key Feature |
|---|---|---|---|---|
| New Jersey | 2.23% | 100% | Rebate up to $1,500 | Highest in US |
| Illinois | 2.08% | 33.3% | $6,000 | 2nd highest |
| New Hampshire | 1.99% | 100% | Varies | No income tax |
| Ohio | 1.82% | 35% | $25,000 (65+) | Rollback credits |
| Pennsylvania | 1.58% | 100% | Varies by county | Senior tax relief |
| Michigan | 1.20%–1.80% | 50% | 18 mills | Proposal A |
| Massachusetts | 1.05%–1.40% | 100% | Residential | Senior circuit breaker |
| Maryland | 0.90%–1.50% | 100% | 10% cap | Homeowner credit |
| Washington | 0.85%–1.10% | 100% | Income-based | 1% levy limit |
| North Carolina | 0.70%–0.85% | 100% | $25,000 | Disabled veteran |
| Georgia | 1.0%–1.2% | 40% | $2,000–$20,000 | Senior exemption |
| Virginia | 0.80%–1.10% | 100% | Varies | Senior/disabled relief |
| Arizona | 0.80%–1.20% | 10% / 16.5% | $2,500 | Senior freeze |
| Colorado | 0.5%–1.5% | 6.95% | 50% of $200k | TABOR limits |
| California | 0.71% avg | 100% | $7,000 | Prop 13 (2% cap) |
| Florida | 0.89% | 100% | $50,000 | Save Our Homes (3%) |
| Texas | 1.60% | 100% | Varies | No income tax |
| Wisconsin | 1.5%–2.0% | 100% | Homestead credit | Lottery credit |
| Minnesota | 1.0%–1.3% | 100% | Homestead credit | Senior deferral |
| Tennessee | 0.6%–0.8% | 25% | $7,500 | Senior freeze |
* Effective rates are estimates. Actual rates vary by county, city, and school district.
💰 What Is Property Tax and How Is It Calculated?
Property tax is an ad valorem tax — meaning "according to value" — levied on real estate by local governments. It's the primary funding source for schools, roads, police, fire departments, and other local services.
The Basic Formula
Property Tax = (Assessed Value × Assessment Ratio - Exemptions) × Mill Rate / 1,000
- Assessed Value: The value assigned to your property by the local assessor (often a percentage of market value).
- Assessment Ratio: The percentage of market value that is taxed. Some states use 100% (full value), others use 50% (Michigan) or 35% (Ohio).
- Exemptions: Reductions in assessed value for homesteads, seniors, veterans, or disabled homeowners.
- Mill Rate: The tax rate expressed in mills (1 mill = $1 per $1,000 of assessed value). A 20 mill rate = 2.0%.
📝 Example Calculation
Step 1: Assessed value = $300,000 × 35% = $105,000
Step 2: Apply homestead exemption ($25,000) = $80,000 taxable
Step 3: Tax = $80,000 × 20 mills / 1,000 = $1,600 (before rollback credits)
Step 4: Apply 12.5% rollback credit = $1,400 final tax
🏠 Common Property Tax Exemptions
Most states offer exemptions that reduce your taxable assessed value. Here are the most common:
Homestead Exemption
Senior Exemption
Veterans Exemption
Disabled Exemption
📈 States With the Highest & Lowest Property Taxes
🔺 Highest Property Taxes
- New Jersey — 2.23%
- Illinois — 2.08%
- New Hampshire — 1.99%
- Ohio — 1.82%
- Pennsylvania — 1.58%
🔻 Lowest Property Taxes
- Hawaii — 0.28%
- Alabama — 0.41%
- Louisiana — 0.55%
- Tennessee — 0.60%
- West Virginia — 0.61%
❓ Frequently Asked Questions
📌 Ready to Calculate Your Property Tax?
Use the calculators above to estimate your property tax in any state. Each calculator includes state-specific rates, exemptions, and assessment rules. All data is updated for the 2026 tax year.