Average Property Tax by State (2026)

· Updated

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.

Table of Contents

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%).

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

  1. New Jersey has the highest property tax rate (2.23%) and average bill ($9,478)
  2. Hawaii has the lowest rate (0.29%) but high home values still produce moderate bills
  3. No-income-tax states like Texas (1.68%) and New Hampshire (2.05%) offset with higher property tax
  4. Tennessee, Wyoming, and Nevada offer both no income tax AND low property taxes
  5. Homestead and senior exemptions can save hundreds to thousands per year — make sure you apply
  6. Challenging your assessment can reduce your bill by 10-30% if comparable homes are valued lower
  7. Property tax can add 20-27% to your monthly housing cost in high-tax states