Property Tax Calculator (2026)
A property tax calculator estimates your yearly bill from your home value and location. Property tax is local, so this tool uses each state's median effective rate (median tax paid divided by median home value, U.S. Census Bureau ACS 2024). The US median is about 0.94%, roughly $3,119 a year on a $332,700 home. Pick your state and enter a value below for an instant estimate.
How does a US property tax calculator work?
Enter your home value and state. The tool multiplies it by your state's median effective rate (Census ACS 2024) to estimate the annual and monthly bill.
What is the average US property tax rate?
The national median effective rate is about 0.94%. The median homeowner pays roughly $3,119 a year on a $332,700 home.
Which state has the highest property tax?
New Jersey, at a 2.11% median effective rate. Hawaii is lowest at 0.27%. Rates vary widely by state and county.
Is the estimate my exact bill?
No. Property tax is set by your county and city. This uses a state median; your assessed value and exemptions change the figure.
How does the property tax calculator work?
Choose your state and enter your home value. The tool multiplies the value by your state's median effective property tax rate, then divides by twelve for a monthly escrow figure. Reverse mode starts from a tax bill and shows the home value it implies.
Rates come from the U.S. Census Bureau (ACS 2024): median real-estate taxes paid divided by median home value, for all 51 jurisdictions. It is a benchmark, because your county sets the actual rate.
How is property tax calculated in the United States?
- Your county assessor values your home.
- An assessment ratio may apply to get the taxable value.
- Local millage rates (county, city, school) are applied.
- Exemptions are subtracted to reach your final bill.
Which states have the highest and lowest property tax?
| State | Median effective rate | Tax on a $400k home |
|---|---|---|
| New Jersey (highest) | 2.11% | $8,440 |
| Texas | 1.49% | $5,960 |
| US median | 0.94% | $3,760 |
| California | 0.7% | $2,800 |
| Hawaii (lowest) | 0.27% | $1,080 |
See the full ranking of all 51 jurisdictions on our property tax by state page.
What exemptions can reduce your property tax?
Most counties offer a homestead exemption on a primary residence. Many add senior, veteran, and disability relief, and some cap annual assessment increases. These lower your taxable value, so your effective rate is often below the median.
How do you find your exact local property tax rate?
Check your county assessor or treasurer website for the current millage rate and your latest assessment notice. The state median here is for budgeting and comparison; your county figure is the exact one.