Property Taxes by State
Complete guide to property tax rates across all 50 states, how taxes are calculated, exemptions, and strategies to reduce your bill
Key Numbers
National Avg
0.86%
Highest
NJ (2.23%)
Lowest
HI (0.27%)
SALT Cap
$10,000/yr
2026 update — SALT cap raised to $40,000: The One Big Beautiful Bill Act (signed July 2025) raised the federal SALT deduction cap from $10,000 to $40,400 for most filers, effective tax year 2026. This significantly expands the value of itemizing for homeowners in high-tax states. See the full SALT table →
Property taxes are the primary funding source for local governments, accounting for about 70% of local tax revenue. Rates vary dramatically — from 0.27% in Hawaii to 2.23% in New Jersey. States without an income tax (Texas, New Hampshire) often have higher property taxes to compensate, while states that fund schools at the state level (Hawaii) or rely on tourism/sales tax (Nevada, Florida) tend to have lower rates.
Cost Comparison on a $400,000 Home
| State | Effective Rate | Annual Tax | Monthly Cost |
|---|---|---|---|
| New Jersey | 2.23% | $8,920 | $743 |
| Illinois | 2.07% | $8,280 | $690 |
| Texas | 1.60% | $6,400 | $533 |
| National Average | 0.86% | $3,440 | $287 |
| Florida | 0.76% | $3,040 | $253 |
| Hawaii | 0.27% | $1,080 | $90 |
What Your Property Taxes Fund
| Category | Typical Share |
|---|---|
| K-12 Public Education | 45–55% |
| Police & Fire Services | 15–20% |
| Roads & Infrastructure | 10–15% |
| Parks, Libraries, Other | 15–25% |
Vehicle property tax: 26 states also levy an annual property tax on vehicles — separate from registration fees. States with the highest vehicle property tax burdens include Virginia, Mississippi, Rhode Island, South Carolina, and Missouri. If you own a car, factor this into your total property tax cost when comparing states.
Highest & Lowest Tax States
Effective property tax rates are calculated by dividing median taxes paid by median home value, based on U.S. Census Bureau American Community Survey data. A low rate does not always mean a low bill — Hawaii's 0.27% rate still produces a $2,183 median bill due to high home values, while Alabama's 0.38% rate yields just $738.
10 Highest Property Tax States
| Rank | State | Rate | Median Bill | Median Home |
|---|---|---|---|---|
| 1 | New Jersey | 2.23% | $9,541 | $427,600 |
| 2 | Illinois | 2.07% | $5,159 | $249,200 |
| 3 | Connecticut | 1.92% | $6,575 | $342,200 |
| 4 | New Hampshire | 1.89% | $6,505 | $344,200 |
| 5 | Vermont | 1.78% | $5,100 | $286,500 |
| 6 | Texas | 1.60% | $4,247 | $265,400 |
| 7 | Wisconsin | 1.53% | $3,788 | $247,600 |
| 8 | Nebraska | 1.52% | $3,223 | $212,000 |
| 9 | New York | 1.40% | $6,450 | $460,700 |
| 10 | Ohio | 1.38% | $2,688 | $194,800 |
10 Lowest Property Tax States
| Rank | State | Rate | Median Bill | Median Home |
|---|---|---|---|---|
| 51 | Hawaii | 0.27% | $2,183 | $808,200 |
| 50 | Alabama | 0.38% | $738 | $195,100 |
| 49 | Colorado | 0.49% | $2,422 | $494,300 |
| 48 | Nevada | 0.50% | $2,029 | $405,800 |
| 47 | South Carolina | 0.51% | $1,227 | $240,600 |
| 46 | West Virginia | 0.53% | $835 | $157,600 |
| 42 | Louisiana | 0.55% | $1,146 | $208,400 |
| 41 | Wyoming | 0.55% | $1,582 | $287,600 |
| 40 | Arkansas | 0.56% | $1,003 | $179,100 |
| 39 | Utah | 0.57% | $2,538 | $445,300 |
Source: Tax Foundation analysis of U.S. Census Bureau American Community Survey data (2024).
All 50 States Ranked
Complete ranking by effective property tax rate (highest to lowest). Effective rate = median taxes paid ÷ median home value. This is the most useful comparison metric because it accounts for differences in assessment ratios across states.
| Rank | State | Effective Rate |
|---|---|---|
| 1 | New Jersey | 2.23% |
| 2 | Illinois | 2.07% |
| 3 | Connecticut | 1.92% |
| 4 | New Hampshire | 1.89% |
| 5 | Vermont | 1.78% |
| 6 | Texas | 1.60% |
| 7 | Wisconsin | 1.53% |
| 8 | Nebraska | 1.52% |
| 9 | New York | 1.40% |
| 10 | Ohio | 1.38% |
| 11 | Pennsylvania | 1.35% |
| 12 | Iowa | 1.35% |
| 13 | Rhode Island | 1.29% |
| 14 | Michigan | 1.29% |
| 15 | Kansas | 1.26% |
| 16 | South Dakota | 1.17% |
| 17 | Maine | 1.11% |
| 18 | Minnesota | 1.05% |
| 19 | Alaska | 1.04% |
| 20 | Massachusetts | 1.04% |
| 21 | North Dakota | 0.98% |
| 22 | Maryland | 0.96% |
| 23 | Washington | 0.92% |
| 24 | Missouri | 0.88% |
| 25 | Oregon | 0.86% |
| 26 | Oklahoma | 0.85% |
| 27 | North Carolina | 0.80% |
| 28 | Georgia | 0.80% |
| 29 | Kentucky | 0.78% |
| 30 | Indiana | 0.77% |
| 31 | Florida | 0.76% |
| 32 | Montana | 0.74% |
| 33 | Virginia | 0.74% |
| 34 | California | 0.70% |
| 35 | New Mexico | 0.67% |
| 36 | Mississippi | 0.66% |
| 37 | Tennessee | 0.62% |
| 38 | D.C. | 0.58% |
| 39 | Utah | 0.57% |
| 40 | Arkansas | 0.56% |
| 41 | Wyoming | 0.55% |
| 42 | Louisiana | 0.55% |
| 43 | Arizona | 0.54% |
| 44 | Idaho | 0.54% |
| 45 | Delaware | 0.53% |
| 46 | West Virginia | 0.53% |
| 47 | South Carolina | 0.51% |
| 48 | Nevada | 0.50% |
| 49 | Colorado | 0.49% |
| 50 | Alabama | 0.38% |
| 51 | Hawaii | 0.27% |
Source: Tax Foundation analysis of U.S. Census Bureau American Community Survey data (2024). Rates represent effective property tax rates.
How Property Taxes Are Calculated
Property tax = Assessed Value × Mill Rate ÷ 1,000. A home assessed at $300,000 with a mill rate of 25 pays $300,000 × 25 ÷ 1,000 = $7,500/year. Your tax bill typically includes levies from multiple jurisdictions (school district, county, city, fire/library districts), each setting their own mill rate.
Key Terms
| Term | Definition | Example |
|---|---|---|
| Market Value | What the property would sell for on the open market | $400,000 |
| Assessment Ratio | % of market value used for tax purposes (varies 4%–100% by state) | 50% |
| Assessed Value | Market value × assessment ratio | $200,000 |
| Mill Rate | Tax per $1,000 of assessed value (set by each taxing authority) | 25 mills = $25 per $1,000 |
| Effective Rate | Actual taxes paid ÷ market value (best for cross-state comparisons) | 1.25% |
Assessment Caps by State
Eighteen states plus D.C. cap how much assessed value can increase annually, protecting existing homeowners from rapid tax increases. Buying a home typically resets the assessed value to current market value.
| State | Annual Cap | Key Detail |
|---|---|---|
| California (Prop 13) | 2% | Resets to market value on sale |
| Florida (Save Our Homes) | 3% or CPI (lesser) | Homestead only; savings are portable |
| Texas | 10% | Homestead only |
| Michigan | 5% or inflation (lesser) | Resets on sale ("uncapping") |
| New York | 6% | Varies by jurisdiction |
New homeowner alert: In cap states, buying resets the assessed value to market. A new buyer may pay significantly more than a long-time neighbor for an identical home.
Exemptions & Deductions
Most states offer exemptions that reduce your assessed value or tax bill. Eligibility depends on homeownership status, age, disability, military service, and income. You must apply — exemptions are not automatic.
Common Exemption Types
| Exemption | Who Qualifies | Typical Benefit | Notable States |
|---|---|---|---|
| Homestead | Primary residence owners | $25K–$100K off assessed value | FL ($50K), TX ($100K school), GA ($2K) |
| Senior | Age 65+ (income limits may apply) | 10%–100% reduction or freeze | TX (freeze), NJ ($250 credit), FL (+$50K) |
| Veteran | Veterans, especially disabled | $5K–100% exemption | TX (100% disabled), FL ($5K), VA (100% disabled) |
| Disability | Permanently disabled persons | $10K–$50K off assessed value | Most states offer some form |
| Agricultural | Farmland / agricultural use | Assessed at ag value (much lower) | TX, FL, CA, most rural states |
Federal SALT Deduction (2026)
The One Big Beautiful Bill Act (signed July 2025) raised the SALT deduction cap from $10,000 to $40,000. The full deduction phases down for higher incomes.
| Item | 2026 Amount | Notes |
|---|---|---|
| SALT Cap (Single / MFJ) | $40,400 | Includes property + state income/sales tax |
| SALT Cap (MFS) | $20,200 | Married filing separately |
| MAGI Phasedown Starts | $505,000 | Cap reduces by 30% of excess MAGI; floor of $10,000 |
| Standard Deduction (Single) | $16,100 | Must exceed to benefit from itemizing |
| Standard Deduction (MFJ) | $32,200 | ~90% of taxpayers take the standard deduction |
Itemizing threshold: The SALT deduction only helps if your total itemized deductions (SALT + mortgage interest + charitable + medical) exceed the standard deduction for your filing status.
Reducing Your Property Tax Bill
Studies suggest 30–40% of properties are over-assessed. Appealing is free in most jurisdictions and the majority of appeals result in some reduction.
| Strategy | How It Helps | Potential Savings |
|---|---|---|
| Appeal assessment | Correct errors in sq ft, condition, or comps; use recent appraisal or sale price | 10–25% reduction |
| File for homestead exemption | Reduces assessed value on primary residence (free to file) | $500–$3,000/yr |
| Claim all eligible exemptions | Senior, veteran, disability, and agricultural exemptions stack in some states | $250–$5,000+/yr |
| Choose location strategically | Rates vary by county, school district, and municipality within the same metro | $1,000–$3,500/yr |
| Timing in cap states | In FL, file homestead ASAP for Save Our Homes; in CA, Prop 13 locks in purchase price | Compounds over time |
| Be strategic about improvements | Permitted additions trigger reassessments; cosmetic updates generally do not | Avoids tax increases |
Reassessment Triggers
Usually Triggers Reassessment
Room additions, finished basements, new pools, major renovations with permits, ADUs or guest houses, and most work requiring a building permit.
Usually Does Not Trigger
Like-for-like replacements (roof, HVAC), cosmetic updates (paint, flooring), landscaping, minor repairs, and some energy efficiency upgrades.
Warning: Never provide false information on exemption applications or attempt to hide permitted improvements. Tax fraud carries penalties including fines, back taxes with interest, and potential criminal charges.
Frequently Asked Questions
Which state has the highest property tax rate?
New Jersey has the highest effective property tax rate in the country at 2.23%, producing a median annual bill of $9,541. Illinois (2.07%) and Connecticut (1.92%) are second and third. These states combine high local spending needs with property taxes as the primary funding mechanism.
Which states have the lowest property taxes?
Hawaii has the lowest effective rate at 0.27%, followed by Alabama (0.38%) and Colorado (0.49%). However, a low rate doesn't always mean a low bill — Hawaii's high home values produce a median annual bill of $2,183, while Alabama's low home values keep the median bill at just $738. Always compare both the rate and the likely dollar amount for your price range.
Can I deduct property taxes on my federal return in 2026?
Yes, but only if you itemize deductions. The One Big Beautiful Bill Act (signed July 2025) raised the SALT (State and Local Tax) deduction cap from $10,000 to $40,400 for single filers and married filing jointly, effective tax year 2026. Property taxes count toward this cap along with state income or sales taxes. The deduction only helps if your total itemized deductions exceed your standard deduction ($16,100 single / $32,200 MFJ in 2026). About 90% of taxpayers still take the standard deduction.
How are property taxes calculated?
The formula is: Assessed Value × Mill Rate ÷ 1,000. Your assessed value is derived from your home's market value multiplied by your state's assessment ratio (which ranges from 4% to 100% depending on the state). The mill rate is set by your local taxing authorities — school district, county, city, and special districts each add their own millage. This is why two neighbors with identical homes can pay different taxes if they sit in different school districts.
How can I lower my property tax bill?
The most effective strategies are: (1) Appeal your assessment — 30–40% of properties are over-assessed and appeals are free; (2) File for every exemption you qualify for — homestead, senior, veteran, and disability exemptions are not applied automatically; (3) In cap states (CA, FL, TX), file your homestead exemption immediately — the savings compound annually and are not retroactive. See the Reducing Your Tax Bill section for a full strategy table.
Do property taxes affect my mortgage payment?
Yes. If you have an escrow account (required by most lenders with less than 20% down), your property taxes are collected monthly as part of your PITI payment — Principal, Interest, Taxes, and Insurance. A $400,000 home in New Jersey at 2.23% adds roughly $743/month to your mortgage payment just in property taxes, versus $90/month for the same home in Hawaii. This is why comparing states solely on home prices or mortgage rates misses a major cost driver.
What happens if I don't pay my property taxes?
Unpaid property taxes accrue interest and penalties. After a period that varies by state (typically 1–5 years), the local government can place a tax lien on the property. If the lien is not resolved, the government can proceed with a tax lien sale or tax deed foreclosure, potentially resulting in loss of the property — even if you own it outright with no mortgage. Many states offer hardship deferral programs for seniors and low-income homeowners.
Are property taxes going up in 2026?
Rates vary by jurisdiction and are set locally, but national trends point upward. Rising home values over 2021–2024 have pushed assessed values higher in most states, translating to higher bills even where the mill rate held steady. States with assessment caps (California, Florida, Texas, Michigan) protect long-time homeowners from the full increase, but new buyers are reassessed at current market value and face significantly higher bills than their neighbors.
Sources
- 1.Tax Foundation — Property Taxes by State & County (2024 Data)
- 2.U.S. Census Bureau — American Community Survey (Property Tax Data Tables)
- 3.IRS — Revenue Procedure 2025-32 (Tax Year 2026 Inflation Adjustments)
- 4.IRS — Topic No. 503: Deductible Taxes (SALT Deduction)
- 5.Lincoln Institute of Land Policy — Significant Features of the Property Tax
- 6.Consumer Financial Protection Bureau — Reduce Your Property Tax Bill
This content is for educational and informational purposes only and does not constitute financial, tax, or legal advice. Consult a qualified professional for guidance tailored to your situation.