Property taxes are one of the largest costs of homeownership, averaging $3,500/year nationally — but ranging from under $1,000 in some states to over $9,000 in others. Here’s how every state compares.
Average Property Tax by State
| Rank | State | Effective Rate | Avg Home Value | Avg Annual Tax |
|---|---|---|---|---|
| 1 | New Jersey | 2.23% | $425,000 | $9,478 |
| 2 | Illinois | 2.07% | $245,000 | $5,072 |
| 3 | New Hampshire | 2.05% | $360,000 | $7,380 |
| 4 | Connecticut | 2.00% | $365,000 | $7,300 |
| 5 | Vermont | 1.83% | $290,000 | $5,307 |
| 6 | Wisconsin | 1.73% | $255,000 | $4,412 |
| 7 | Texas | 1.68% | $280,000 | $4,704 |
| 8 | Nebraska | 1.65% | $215,000 | $3,548 |
| 9 | New York | 1.62% | $380,000 | $6,156 |
| 10 | Ohio | 1.56% | $195,000 | $3,042 |
| 11 | Pennsylvania | 1.53% | $245,000 | $3,749 |
| 12 | Iowa | 1.50% | $185,000 | $2,775 |
| 13 | Rhode Island | 1.46% | $385,000 | $5,621 |
| 14 | Michigan | 1.44% | $225,000 | $3,240 |
| 15 | Kansas | 1.41% | $195,000 | $2,750 |
| 16 | Maine | 1.36% | $280,000 | $3,808 |
| 17 | Minnesota | 1.11% | $300,000 | $3,330 |
| 18 | South Dakota | 1.08% | $215,000 | $2,322 |
| 19 | Massachusetts | 1.15% | $560,000 | $6,440 |
| 20 | Maryland | 1.07% | $380,000 | $4,066 |
| — | National Average | 1.02% | $340,000 | $3,468 |
| 21 | Oregon | 0.93% | $430,000 | $3,999 |
| 22 | North Dakota | 0.98% | $200,000 | $1,960 |
| 23 | Indiana | 0.84% | $200,000 | $1,680 |
| 24 | Missouri | 0.97% | $210,000 | $2,037 |
| 25 | Montana | 0.83% | $335,000 | $2,781 |
| 26 | Florida | 0.86% | $370,000 | $3,182 |
| 27 | Georgia | 0.90% | $275,000 | $2,475 |
| 28 | North Carolina | 0.82% | $280,000 | $2,296 |
| 29 | Washington | 0.87% | $500,000 | $4,350 |
| 30 | Virginia | 0.82% | $370,000 | $3,034 |
| 31 | California | 0.71% | $725,000 | $5,148 |
| 32 | Arizona | 0.63% | $370,000 | $2,331 |
| 33 | Tennessee | 0.56% | $275,000 | $1,540 |
| 34 | Idaho | 0.63% | $375,000 | $2,363 |
| 35 | Wyoming | 0.55% | $290,000 | $1,595 |
| 36 | Mississippi | 0.65% | $145,000 | $943 |
| 37 | Utah | 0.58% | $440,000 | $2,552 |
| 38 | New Mexico | 0.67% | $245,000 | $1,642 |
| 39 | Arkansas | 0.62% | $160,000 | $992 |
| 40 | Delaware | 0.57% | $325,000 | $1,853 |
| 41 | West Virginia | 0.58% | $130,000 | $754 |
| 42 | South Carolina | 0.57% | $265,000 | $1,511 |
| 43 | Oklahoma | 0.90% | $155,000 | $1,395 |
| 44 | Kentucky | 0.83% | $175,000 | $1,453 |
| 45 | Louisiana | 0.55% | $190,000 | $1,045 |
| 46 | Nevada | 0.53% | $400,000 | $2,120 |
| 47 | Colorado | 0.51% | $525,000 | $2,678 |
| 48 | Alaska | 1.04% | $290,000 | $3,016 |
| 49 | Alabama | 0.40% | $200,000 | $800 |
| 50 | Hawaii | 0.29% | $830,000 | $2,407 |
Property Tax by Home Value
How your annual property tax bill changes based on home value (at different effective rates):
| Home Value | 0.50% Rate | 1.00% Rate | 1.50% Rate | 2.00% Rate |
|---|---|---|---|---|
| $150,000 | $750 | $1,500 | $2,250 | $3,000 |
| $200,000 | $1,000 | $2,000 | $3,000 | $4,000 |
| $250,000 | $1,250 | $2,500 | $3,750 | $5,000 |
| $300,000 | $1,500 | $3,000 | $4,500 | $6,000 |
| $400,000 | $2,000 | $4,000 | $6,000 | $8,000 |
| $500,000 | $2,500 | $5,000 | $7,500 | $10,000 |
| $750,000 | $3,750 | $7,500 | $11,250 | $15,000 |
| $1,000,000 | $5,000 | $10,000 | $15,000 | $20,000 |
A $500,000 home in New Jersey (2.23%) costs $11,150/year in property taxes vs $1,450 for the same value home in Hawaii (0.29%).
See also:Average Cost of a House in 2026 (By State)·Average Home Price by State in 2026·Average Home Price by City: Top 100 US Metro Areas (2026)
States With No Income Tax: Property Tax Comparison
No-income-tax states often compensate with higher property taxes:
| State | Income Tax | Property Tax Rate | Avg Annual Property Tax |
|---|---|---|---|
| Texas | None | 1.68% | $4,704 |
| New Hampshire | None* | 2.05% | $7,380 |
| Alaska | None | 1.04% | $3,016 |
| Florida | None | 0.86% | $3,182 |
| Washington | None | 0.87% | $4,350 |
| South Dakota | None | 1.08% | $2,322 |
| Nevada | None | 0.53% | $2,120 |
| Wyoming | None | 0.55% | $1,595 |
| Tennessee | None | 0.56% | $1,540 |
Texas and New Hampshire have some of the highest property taxes nationally — their “no income tax” advantage is offset by property tax.
Common Property Tax Exemptions
Homestead Exemption
| State | Exemption Amount | Effect on $300K Home |
|---|---|---|
| Texas | $100,000 (school tax) | Saves ~$1,400/year |
| Florida | $50,000 | Saves ~$430/year |
| Georgia | $2,000 (off assessed) | Saves ~$60/year |
| California (Prop 13) | 2% annual cap on increases | Major savings over time |
| Louisiana | $75,000 | Saves ~$413/year |
| Iowa | $4,850 (max) | Saves ~$73/year |
Senior Exemptions
| State | Age | Additional Exemption |
|---|---|---|
| Texas | 65+ | Additional $10,000 school tax freeze |
| Florida | 65+ | Additional $50,000 (income-qualified) |
| Illinois | 65+ | $8,000 additional homestead |
| Georgia | 62+ | $10,000-$50,000 (varies by county) |
| South Carolina | 65+ | Exempt from school taxes |
| New York (STAR) | 65+ | Enhanced STAR exemption |
| California (Prop 19) | 55+ | Transfer tax base when moving |
Veteran Exemptions
Many states offer partial to full property tax exemptions for disabled veterans:
| Exemption Level | States |
|---|---|
| Full exemption (100% disabled) | Texas, Florida, Virginia, Michigan, Illinois, and 15+ others |
| Partial exemption | Nearly all states |
| Income-based | New York, Massachusetts, others |
County-Level Variation
Property taxes are set locally — rates vary significantly within states:
Texas Counties
| County | Effective Rate | Avg Tax on $300K Home |
|---|---|---|
| Fort Bend | 2.23% | $6,690 |
| Travis (Austin) | 1.81% | $5,430 |
| Harris (Houston) | 2.03% | $6,090 |
| Dallas | 1.93% | $5,790 |
| Bexar (San Antonio) | 1.90% | $5,700 |
New York Counties
| County | Effective Rate | Avg Tax on $300K Home |
|---|---|---|
| Westchester | 2.56% | $7,680 |
| Suffolk (Long Island) | 2.24% | $6,720 |
| Nassau (Long Island) | 2.22% | $6,660 |
| Monroe (Rochester) | 2.60% | $7,800 |
| Manhattan | 0.93% | $2,790 |
Property Tax and Mortgage Payment
Property tax as part of total monthly housing cost ($300,000 home, 20% down, 6.5% rate):
| State Rate | Annual Tax | Monthly Tax | Monthly Mortgage | Total Monthly | Tax % of Total |
|---|---|---|---|---|---|
| 0.50% | $1,500 | $125 | $1,517 | $1,642 | 7.6% |
| 1.00% | $3,000 | $250 | $1,517 | $1,767 | 14.1% |
| 1.50% | $4,500 | $375 | $1,517 | $1,892 | 19.8% |
| 2.00% | $6,000 | $500 | $1,517 | $2,017 | 24.8% |
| 2.23% (NJ) | $6,690 | $558 | $1,517 | $2,075 | 26.9% |
In high-tax states, property tax can add 25%+ to your effective monthly housing cost.
How to Lower Your Property Tax
| Strategy | Potential Savings |
|---|---|
| Apply for homestead exemption | $60-$1,400/year |
| Apply for senior/veteran exemptions | $200-$5,000+/year |
| Challenge your assessed value | Variable (10-30% reduction possible) |
| Check for assessment errors | Variable |
| Review comparable sales | Supports an appeal |
| Apply for agricultural/conservation exemption | Significant (where applicable) |
| Consider relocating to a lower-tax area | $1,000-$8,000/year |
Key Takeaways
- New Jersey has the highest property tax rate (2.23%) and average bill ($9,478)
- Hawaii has the lowest rate (0.29%) but high home values still produce moderate bills
- No-income-tax states like Texas (1.68%) and New Hampshire (2.05%) offset with higher property tax
- Tennessee, Wyoming, and Nevada offer both no income tax AND low property taxes
- Homestead and senior exemptions can save hundreds to thousands per year — make sure you apply
- Challenging your assessment can reduce your bill by 10-30% if comparable homes are valued lower
- Property tax can add 20-27% to your monthly housing cost in high-tax states