Property tax is often the second-largest part of a mortgage payment, and it varies more from state to state than any other homeownership cost. Effective rates run from about 0.3% of home value in the lowest-tax states to more than 2% in the highest. That can mean hundreds of dollars a month of difference on the same house.
Effective property tax rate by state
The table ranks all 50 states by average effective rate: the tax actually paid as a share of market value, after typical exemptions. The yearly and monthly amounts are for a home at each state's typical price. Select a state to open its mortgage calculator with local taxes, insurance and first-time buyer programs filled in.
| # | State | Effective rate | Typical home | Tax / year | Tax / month |
|---|---|---|---|---|---|
| 1 | New Jersey | 2.08% | $460,000 | $9,570 | $797 |
| 2 | Illinois | 2.05% | $270,000 | $5,540 | $461 |
| 3 | New Hampshire | 1.9% | $430,000 | $8,170 | $681 |
| 4 | Texas | 1.74% | $320,000 | $5,570 | $464 |
| 5 | Connecticut | 1.6% | $380,000 | $6,080 | $507 |
| 6 | New York | 1.54% | $480,000 | $7,390 | $616 |
| 7 | Wisconsin | 1.52% | $265,000 | $4,030 | $336 |
| 8 | Iowa | 1.5% | $200,000 | $3,000 | $250 |
| 9 | Nebraska | 1.49% | $240,000 | $3,580 | $298 |
| 10 | Rhode Island | 1.4% | $400,000 | $5,600 | $467 |
| 11 | Vermont | 1.4% | $375,000 | $5,250 | $438 |
| 12 | Ohio | 1.36% | $215,000 | $2,920 | $244 |
| 13 | Pennsylvania | 1.36% | $275,000 | $3,740 | $312 |
| 14 | Michigan | 1.32% | $235,000 | $3,100 | $258 |
| 15 | South Dakota | 1.3% | $265,000 | $3,440 | $287 |
| 16 | Kansas | 1.27% | $210,000 | $2,670 | $222 |
| 17 | North Dakota | 1.23% | $250,000 | $3,080 | $256 |
| 18 | Minnesota | 1.1% | $315,000 | $3,460 | $289 |
| 19 | Massachusetts | 1.1% | $565,000 | $6,220 | $518 |
| 20 | Maine | 1.1% | $350,000 | $3,850 | $321 |
| 21 | Alaska | 1.1% | $330,000 | $3,630 | $303 |
| 22 | Missouri | 1.05% | $225,000 | $2,360 | $197 |
| 23 | Maryland | 0.92% | $400,000 | $3,680 | $307 |
| 24 | Kentucky | 0.92% | $215,000 | $1,980 | $165 |
| 25 | Indiana | 0.86% | $230,000 | $1,980 | $165 |
| 26 | Washington | 0.84% | $555,000 | $4,660 | $388 |
| 27 | Georgia | 0.83% | $320,000 | $2,660 | $221 |
| 28 | Florida | 0.8% | $405,000 | $3,240 | $270 |
| 29 | Oregon | 0.8% | $480,000 | $3,840 | $320 |
| 30 | Oklahoma | 0.76% | $195,000 | $1,480 | $124 |
| 31 | Virginia | 0.75% | $385,000 | $2,890 | $241 |
| 32 | California | 0.71% | $750,000 | $5,320 | $444 |
| 33 | North Carolina | 0.7% | $320,000 | $2,240 | $187 |
| 34 | Idaho | 0.7% | $420,000 | $2,940 | $245 |
| 35 | Montana | 0.7% | $400,000 | $2,800 | $233 |
| 36 | Arizona | 0.61% | $380,000 | $2,320 | $193 |
| 37 | Tennessee | 0.6% | $325,000 | $1,950 | $162 |
| 38 | South Carolina | 0.6% | $295,000 | $1,770 | $148 |
| 39 | Utah | 0.6% | $500,000 | $3,000 | $250 |
| 40 | Mississippi | 0.6% | $175,000 | $1,050 | $88 |
| 41 | West Virginia | 0.6% | $155,000 | $930 | $78 |
| 42 | New Mexico | 0.57% | $280,000 | $1,600 | $133 |
| 43 | Nevada | 0.55% | $380,000 | $2,090 | $174 |
| 44 | Louisiana | 0.53% | $200,000 | $1,060 | $88 |
| 45 | Colorado | 0.51% | $540,000 | $2,750 | $230 |
| 46 | Wyoming | 0.5% | $300,000 | $1,500 | $125 |
| 47 | Delaware | 0.45% | $345,000 | $1,550 | $129 |
| 48 | Arkansas | 0.37% | $185,000 | $680 | $57 |
| 49 | Alabama | 0.32% | $210,000 | $670 | $56 |
| 50 | Hawaii | 0.27% | $800,000 | $2,160 | $180 |
Sources: Tax Foundation and US Census effective-rate estimates; typical prices from Zillow Research. Local rates vary widely within each state, so check with your county assessor for a specific address.
How property tax gets into your mortgage payment
Most lenders collect property tax through escrow. Each monthly payment includes one-twelfth of the estimated yearly bill, and the servicer pays the county when it comes due. Your "mortgage payment" is really PITI: principal, interest, taxes and insurance. In high-tax states, taxes alone can be a quarter or more of the total. Try the mortgage calculator with taxes to see the effect.
Why the seller's tax bill can mislead you
- Reassessment on sale. In states with assessment caps, such as California (Prop 13), Michigan (Proposal A), Florida (Save Our Homes) and Oregon (Measure 50), the taxable value resets toward market value when a home sells. A long-time owner may pay half of what you will.
- Exemptions don't transfer. Senior, veteran, disability and homestead exemptions belong to the owner, not the house.
- New levies. School and municipal bond measures can raise rates after you buy.
Ask the lender or the county for an estimate based on your purchase price, and budget for the full rate, not the seller's bill.
Homestead exemptions: the step buyers often miss
Almost every state lowers taxes on a primary residence, through a homestead exemption, a credit, a lower assessment ratio, or a cap on increases. Many require you to apply after closing, usually with the county assessor and often by a deadline in the first year. Missing it can cost from a few hundred dollars (in Florida, around $1,000+ a year) to much more in South Carolina, where owner-occupied homes are assessed at 4% instead of 6%.
Low tax doesn't always mean low cost
States without an income tax often make up for it with property taxes (Texas, New Hampshire, South Dakota), while some low-property-tax states have higher insurance costs (Louisiana, Hawaii's hurricane cover) or high home prices that raise the dollar bill even at a low rate. Compare the monthly column above, plus insurance, rather than the rate alone.
Estimate your own bill
Use the property tax calculator for a specific price and rate, or the affordability calculator to see how local taxes change the home price you can afford.
Use this data
You're welcome to use the table in articles, reports or client materials, with a link back to this page as the source:
Source: <a href="https://loans.shevch.com/learn/property-tax-by-state/">Property Tax by State — CalcRight</a>
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Published September 22, 2026. Figures are estimates for education only, not financial advice; program rules and rates change, so confirm with a licensed lender. Spotted an error? Let us know.