Property Tax Rates by State — 2026 Guide
Compare average effective property tax rates, median annual bills, and county counts for all US states. Click any state for the full county directory with official payment portals and assessor contacts.
All States — Property Tax Guides
Each state page links to all county guides with verified payment portals, assessor contacts, and local tax rates.
Maine
Maryland
Massachusetts
Michigan
Minnesota
Mississippi
Missouri
Montana
Nebraska
Nevada
New Hampshire
New Jersey
New Mexico
New York
North Carolina
North Dakota
No states matched your search.
Why Do Property Tax Rates Vary So Much by State?
Property taxes in the US are almost entirely set and collected by local governments — counties, cities, and school districts — not the federal government. The state sets the legal framework (assessment ratios, exemption eligibility, appeal rights), but the actual rate is determined locally.
This means the same home value can produce wildly different annual tax bills depending on where you live. A $400,000 home in New Jersey may cost over $8,000 per year in property taxes, while the same home in Hawaii may cost under $1,200.
Several structural factors drive these differences — from how states fund public schools to constitutional caps on assessment growth. Understanding these factors helps you evaluate whether a potential move or purchase makes financial sense in the long run.
Read the Tax GlossarySchool Funding Reliance
States that fund K–12 education primarily through property taxes — like New Jersey, Illinois, and New Hampshire — tend to have much higher rates than states with stronger state-level school funding formulas.
Assessment Caps and Freezes
States like California (Prop 13) and Florida limit how much assessed values can increase annually. This shields long-term homeowners but creates large disparities between neighbors with similar homes.
Exemption Generosity
Some states offer large homestead exemptions ($50,000+), effectively lowering the taxable base for most homeowners. Others offer minimal exemptions, keeping effective rates higher even for primary residences.
Alternate Tax Revenue Sources
States with strong income or sales tax revenues can afford to keep property taxes lower. States without income taxes (like Texas and New Hampshire) often rely more heavily on property taxes for local government funding.
State Property Tax FAQs
Common questions about comparing state rates and finding county guides.
Which US state has the highest property taxes?
New Jersey consistently has the highest effective property tax rate, averaging over 2% of home value annually. Illinois and Connecticut also rank among the highest. High rates in these states are primarily driven by school district funding reliance on property levies.
Which US state has the lowest property taxes?
Hawaii typically has the lowest effective property tax rate (under 0.30%), followed by Alabama and Louisiana. Despite low rates, Hawaii homeowners can still have significant bills due to high home values.
How do I find my state's property tax rate?
Select your state from the directory on this page to view the average effective rate, median annual bill, county-by-county breakdown, and direct links to official payment portals and assessor offices.
Are property taxes the same in every county within a state?
No. Property tax rates vary significantly within each state depending on the county, city, school district, and special district levies. Always check your specific county guide for accurate local rates.
How are state property tax rates calculated?
Effective rates shown here are calculated as median annual property taxes paid divided by median home value, expressed as a percentage. This gives a practical measure of the actual tax burden rather than the nominal millage rate.
Rates shown are average effective rates for 2024, calculated from county-level tax data. Individual property tax bills depend on local assessed value, exemptions, and current millage rates. Always verify with your official county assessor. This site is not affiliated with any government agency. Full disclaimer.