Property Tax Calculator 2026
Estimate annual and monthly property tax on any US home value. Compare state and county rates to find tax-friendly locations.
How to Use the Property Tax Calculator
- Enter your home's assessed or market value.
- Select the state (and county where available) for local millage rates.
- Review the estimated annual tax and the monthly escrow amount.
- Compare with other states using the State Tax Burden Calculator.
Property Tax Calculation Formula
assessedValue = marketValue × assessmentRatio propertyTax = assessedValue × localRate monthly = propertyTax ÷ 12
State-by-State Property Tax Differences
Effective rates range from roughly 0.27% (Hawaii) to over 2.2% (New Jersey). Because property tax is local, a home in a low-rate state can still owe more than a similar home in a high-rate state depending on the county and school district.
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Worked Example
Take a home assessed at $350,000 in a county with an effective property tax rate of 1.10%. The annual bill is $350,000 times 0.0110, or $3,850, about $321 per month when escrowed. Compare that with a house of the same value in Hawaii, where the effective rate is often below 0.6%; the annual tax could be under $2,100. States with the lowest effective rates typically include Hawaii, Alabama, Louisiana, Wyoming, and West Virginia, frequently under 0.6%, while New Jersey, Illinois, and Texas sit at the high end. Actual bills depend on the local assessment ratio and millage, not just the sticker price. The calculator multiplies your assessed value by the county rate to show both yearly and monthly figures side by side.
Common Mistakes to Avoid
A common error is confusing market value with assessed value. Many jurisdictions assess at a fraction of market value, so you must apply the rate to the assessed figure, not the sale price. Another mistake is comparing states by their nominal rates alone, because assessment practices differ wildly; effective rate is the honest comparison. Homeowners also miss available exemptions, such as homestead, senior, veteran, or disability relief, which lower the taxable base. Finally, rates change with local budgets and reassessments, so last year's bill is only a rough guide. Enter the current assessed value and the local millage to avoid surprises at closing.
When to Consult a Tax Professional
The calculator handles a straightforward estimate, but consult a local expert if you plan to challenge an assessment or claim a complex exemption. Appeal deadlines are strict and vary by county, and the evidence required differs from one locality to another. Investors with several rentals across states should also get advice on depreciating improvements and deducting taxes at the entity level, since the $10,000 SALT cap interacts with property taxes. A real estate attorney or enrolled agent familiar with your county can spot savings a generic tool cannot.
Sources & Further Reading
State and local property tax statistics come from the Census Bureau at Census.gov. The Federation of Tax Administrators compiles state-level rates and exemptions at TaxAdmin.org. The IRS explains which taxes are deductible under the SALT limit at IRS.gov. These figures inform the effective rates shown in the calculator.
Disclaimer: SaveTaxUS calculators provide estimates only and do not constitute official tax advice. All calculations run locally in your browser — we never upload your income, property, or financial data.
Data source: Rates are based on publicly available 2026 IRS federal brackets and state tax publications. For formal filing, consult a licensed CPA. Last updated: July 2026.