Free Tool50 states + DCEffective rates
Property Tax Calculator 2026
Estimate what you may pay in annual and monthly property tax from home value, statewide effective rate (or a custom %), assessment ratio, and homestead exemption.
By Sammy S. · Founder · AuthorUpdated for 2026
Home value
Effective rate
vs US average
5/10/30 year
How to use this calculator
1
Enter home value
Use purchase price or a realistic market estimate for the property you want to model.
2
Choose state or custom rate
Prefill the Tax Foundation statewide effective rate, or enter your own percentage from a tax bill.
3
Add assessment & exemptions
Assessment ratio defaults to 100%. Subtract homestead or other exemption dollars if you know them.
4
Review annual & multi-year tax
See monthly escrow-style amounts, vs US average, and simple 5/10/30-year cumulative totals.
How to use this property tax calculator
Enter your home value, pick a state (or a custom effective rate), then optionally adjust assessment ratio and homestead exemption. See annual and monthly tax, taxable assessed value, and multi-year totals. For rankings and state profiles, see Property Tax by State.
Property details
State, value, rate, and exemptions
Effective rate
Statewide rates are Tax Foundation effective benchmarks (taxes paid ÷ home value)—not exact local millage. Educational estimate only.
Estimated annual property tax
$5,600
Estimated annual property tax of $5,600 using Texas's 1.4% statewide effective rate.
$466.67/mo1.4% usedTexas
Taxable assessed
$400,000
Assessed value
$400,000
Exemption applied
$0
vs US average
+$2,000
Cumulative (no inflation)
5 years
$28,000
10 years
$56,000
30 years
$168,000
Notes
- Statewide effective rates are Tax Foundation benchmarks (taxes paid ÷ owner-occupied housing value)—not your exact local millage.
- Assessment ratios, classifications, caps, and exemptions vary by locality; enter your assessor's figures when you have them.
- US average effective rate used for comparison: 0.9%.
- 5/10/30-year totals multiply annual tax with no inflation or levy growth.
Quick examples
From the same calculation engine
TX · $400k home$5,600 / yr
NJ · $400k home$7,520 / yr
HI · $400k home$1,160 / yr
Effective rate vs millage
An effective property tax rate compares taxes paid with owner-occupied housing value. That lets you compare states even when millage and assessment systems differ.
This calculator prefills Tax Foundation statewide benchmarks, then lets you override with a custom rate, assessment ratio, and exemption dollars. Browse rankings on Property Tax by State.
Assessment and exemptions
Taxable assessed value starts as home value × assessment ratio (default 100%), minus any homestead or other exemption you enter. Local caps and classification can still change the final bill.
Pair this tool with Rent vs Buy Calculator when ownership cost (including property tax) is part of the rent-or-buy decision.
How to use
How to use the property tax calculator
- 1
Enter home value
Use purchase price or a realistic market estimate for the property you want to model.
- 2
Choose state or custom rate
Prefill the Tax Foundation statewide effective rate, or enter your own percentage from a tax bill.
- 3
Add assessment & exemptions
Assessment ratio defaults to 100%. Subtract homestead or other exemption dollars if you know them.
- 4
Review annual & multi-year tax
See monthly escrow-style amounts, vs US average, and simple 5/10/30-year cumulative totals.
High and low effective-rate states
Open a dedicated calculator for any state. US average benchmark used here: 0.9%.
Illinois
New Jersey
Connecticut
Vermont
New Hampshire
Nebraska
Texas
Ohio
Hawaii
Alabama
Arizona
Utah
South Carolina
Colorado
Idaho
NevadaWorked examples
Property tax examples from the same engine
Texas ranks among higher statewide effective rates.
Home value$400,000
State / rateTexas · 1.4%
Taxable assessed$400,000
Annual tax$5,600
Monthly$466.67
10-year total$56,000
NJ and Illinois share the highest statewide benchmarks.
Home value$400,000
State / rateNew Jersey · 1.88%
Taxable assessed$400,000
Annual tax$7,520
Monthly$626.67
10-year total$75,200
Hawaii has the lowest statewide effective rate in the table.
Home value$400,000
State / rateHawaii · 0.29%
Taxable assessed$400,000
Annual tax$1,160
Monthly$96.67
10-year total$11,600
Prop 13 keeps many statewide averages modest vs coastal prices.
Home value$600,000
State / rateCalifornia · 0.7%
Taxable assessed$600,000
Annual tax$4,200
Monthly$350.00
10-year total$42,000
Homestead-style exemption reduces taxable assessed value.
Home value$350,000
State / rateFlorida · 0.78%
Taxable assessed$300,000
Annual tax$2,340
Monthly$195.00
10-year total$23,400
Use a rate from your tax bill when the statewide average is not enough.
Home value$500,000
State / rateOhio · 1.25%
Taxable assessed$500,000
Annual tax$6,250
Monthly$520.83
10-year total$62,500
Property tax calculator by state
Every state and DC has a dedicated page with the statewide rate locked in. Compare rankings on Property Tax by State.
AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming
How we estimate property tax
Last reviewed 2026-07-30
Assessed value = home value × assessment ratio. Taxable assessed value subtracts exemption dollars. Annual tax = taxable assessed × effective rate. Monthly tax divides by 12. Multi-year totals multiply annual tax by 5, 10, or 30 with no inflation.
Statewide rates come from the Tax Foundation property-tax comparison (Census ACS housing data). Local millage, caps, and classification are not modeled unless you enter a custom rate.
Property tax glossary
- Effective property tax rate
- Property taxes paid as a percentage of owner-occupied housing value. Useful for comparing states when millage and assessment systems differ.
- Assessed value
- The value the tax authority uses after applying an assessment ratio (and sometimes classification) to market value.
- Assessment ratio
- The share of market value that becomes assessed value. Many places use 100%; others use a statutory fraction.
- Homestead exemption
- A dollar reduction (or credit) that lowers taxable value for a primary residence. Amounts and eligibility are local.
- Taxable assessed value
- Assessed value minus applicable exemptions—the base the effective rate is applied to in this calculator.
- Millage / mill rate
- Local levy expressed per $1,000 of taxable value. Not directly comparable across states; effective rates normalize the outcome.
- US average effective rate
- About 0.9% in the Tax Foundation 2026 comparison used here for side-by-side context.
- Escrow
- Many mortgages collect 1/12 of estimated annual property tax with each payment and pay the tax authority when due.
Related tax tools
Property tax calculator FAQs
It multiplies taxable assessed value by an effective rate. Assessed value starts as home value × assessment ratio (default 100%), then subtracts any exemption dollars you enter. Rates can come from the Tax Foundation statewide table or a custom percentage.
Using Texas’s 1.4% statewide effective rate, this calculator estimates about $5,600 per year ($466.67/mo) with no exemption.
New Jersey and Illinois tie at the top of the Tax Foundation 2026 table (1.88%). On a $400,000 home with no exemption, New Jersey estimates about $7,520 annually here.
Hawaii has the lowest statewide effective rate (0.29%). On a $400,000 home, this tool estimates about $1,160 per year before local adjustments.
It is property taxes paid divided by owner-occupied housing value. That makes states comparable even when millage, assessment ratios, and classification rules differ.
Exemptions reduce taxable assessed value before the rate applies. Example: a $350,000 Florida home with a $50,000 exemption yields about $2,340/year in this model ($300,000 taxable assessed).
This site uses about 0.9% as the national effective-rate benchmark for comparisons. Your results panel shows how your annual estimate compares on the same taxable base.
No. Property taxes are local. County, city, school district, assessment class, exemptions, caps, and reassessment timing can change the bill materially. Use a custom rate from your assessor or tax bill for a tighter estimate.
No. They simply multiply the current annual estimate by 5, 10, or 30. Actual bills can rise with levies, reassessment, and home-value growth.
Open Property Tax by State for rankings, per-$100k estimates, and state-vs-state comparisons—then return here to personalize home value, assessment ratio, and exemptions.
No. This is an educational planning estimate. Confirm assessed value, levies, and exemptions with the local assessor or tax collector before buying or budgeting.
By Sammy S. · Founder · AuthorUpdated for 2026
Educational estimate—not tax advice. Confirm assessed value and levies with your local assessor. Path: /property-tax-calculator.