How much is property tax in each US state?
Where in the US you buy matters more than what you buy. A $300,000 home owes about $5,760 a year in property tax in Illinois, the highest-rate state, and about $810 in Hawaii, the lowest. That's a gap of $4,950 a year on the same house, and the Illinois bill is roughly 7.1 times the Hawaii one.
Across all 50 states the average bill on that home is $2,663, which works out to an effective rate of 0.89%. The state in the middle of the list charges $2,295.
How we worked out these numbers
We ran the property tax calculator once for every state with a home value of $300,000 and no exemption, and recorded what it returned. The calculator multiplies the home's value by the state's average effective property tax rate.
That rate is a simple ratio: the median real estate taxes homeowners in the state actually paid, divided by the median value of their homes, both from the Census Bureau's 2024 American Community Survey. We checked every state's rate in the engine against those two Census tables, and all 50 match.
Because the rate comes from what people really paid, it already reflects each state's assessment rules, exemptions and caps in aggregate. What it can't do is describe your parcel. The figures here leave out:
- Your local rate. Counties, cities, school districts and special districts set the real millage. Two counties in one state often differ by more than two neighboring states do.
- Exemptions you'd claim. Homestead, senior, veteran and disability relief are not applied unless you enter them in the calculator.
- Assessment caps on a long-held home. In states like California, a home bought decades ago is taxed on a much lower value than a recent purchase. A new buyer usually pays more than the state average suggests.
- Special assessments and fees for things like sewers, sidewalks or improvement districts.
US property tax rates by state, ranked
Click any column heading to re-sort. Rank 1 is the highest bill, and states with the same rate share a rank.
Property tax by state, 2026: effective rate, rank and tax on a $300,000 home
Download CSVState average effective rate applied to market value, no exemption. Rank 1 is the highest bill; tied rates share a rank.
| Illinois | 1.92% | 1 | $5,760 | $480.00 |
| New Jersey | 1.89% | 2 | $5,670 | $472.50 |
| Connecticut | 1.66% | 3 | $4,980 | $415.00 |
| New Hampshire | 1.46% | 4 | $4,380 | $365.00 |
| New York | 1.45% | 5 | $4,350 | $362.50 |
| Nebraska | 1.42% | 6 | $4,260 | $355.00 |
| Vermont | 1.42% | 6 | $4,260 | $355.00 |
| Texas | 1.31% | 8 | $3,930 | $327.50 |
| Iowa | 1.29% | 9 | $3,870 | $322.50 |
| Kansas | 1.25% | 10 | $3,750 | $312.50 |
| Wisconsin | 1.25% | 10 | $3,750 | $312.50 |
| Ohio | 1.22% | 12 | $3,660 | $305.00 |
| Michigan | 1.18% | 13 | $3,540 | $295.00 |
| Pennsylvania | 1.16% | 14 | $3,480 | $290.00 |
| Rhode Island | 1.07% | 15 | $3,210 | $267.50 |
| Alaska | 1.06% | 16 | $3,180 | $265.00 |
| Minnesota | 1.02% | 17 | $3,060 | $255.00 |
| South Dakota | 1.02% | 17 | $3,060 | $255.00 |
| Massachusetts | 1.00% | 19 | $3,000 | $250.00 |
| North Dakota | 0.96% | 20 | $2,880 | $240.00 |
| Maryland | 0.95% | 21 | $2,850 | $237.50 |
| Maine | 0.91% | 22 | $2,730 | $227.50 |
| Missouri | 0.79% | 23 | $2,370 | $197.50 |
| Washington | 0.79% | 23 | $2,370 | $197.50 |
| Oregon | 0.78% | 25 | $2,340 | $195.00 |
| Florida | 0.75% | 26 | $2,250 | $187.50 |
| Oklahoma | 0.75% | 26 | $2,250 | $187.50 |
| Georgia | 0.74% | 28 | $2,220 | $185.00 |
| Indiana | 0.74% | 28 | $2,220 | $185.00 |
| California | 0.71% | 30 | $2,130 | $177.50 |
| Kentucky | 0.71% | 30 | $2,130 | $177.50 |
| Virginia | 0.71% | 30 | $2,130 | $177.50 |
| Montana | 0.69% | 33 | $2,070 | $172.50 |
| Mississippi | 0.65% | 34 | $1,950 | $162.50 |
| New Mexico | 0.63% | 35 | $1,890 | $157.50 |
| North Carolina | 0.61% | 36 | $1,830 | $152.50 |
| Wyoming | 0.57% | 37 | $1,710 | $142.50 |
| Louisiana | 0.53% | 38 | $1,590 | $132.50 |
| Arkansas | 0.52% | 39 | $1,560 | $130.00 |
| West Virginia | 0.52% | 39 | $1,560 | $130.00 |
| Colorado | 0.49% | 41 | $1,470 | $122.50 |
| Utah | 0.49% | 41 | $1,470 | $122.50 |
| Delaware | 0.47% | 43 | $1,410 | $117.50 |
| Nevada | 0.47% | 43 | $1,410 | $117.50 |
| South Carolina | 0.45% | 45 | $1,350 | $112.50 |
| Tennessee | 0.45% | 45 | $1,350 | $112.50 |
| Arizona | 0.43% | 47 | $1,290 | $107.50 |
| Idaho | 0.43% | 47 | $1,290 | $107.50 |
| Alabama | 0.38% | 49 | $1,140 | $95.00 |
| Hawaii | 0.27% | 50 | $810 | $67.50 |
The states with the highest property taxes
The five highest effective rates in 2026 are Illinois (1.92%), New Jersey (1.89%), Connecticut (1.66%), New Hampshire (1.46%), New York (1.45%). On a $300,000 home, New Jersey comes in second at $5,670 a year, close behind Illinois.
What these states have in common is a heavy reliance on property tax to fund schools and local services. 19 states have an effective rate of one percent or more, which means a $300,000 home owes at least a few thousand dollars a year in each of them.
Texas is the case people ask about most. It has no state income tax, but its property tax rate is 1.31%, rank 8 in the country, so the same $300,000 home owes about $3,930 a year before any homestead exemption. Skipping an income tax doesn't make a state cheap for homeowners.
The states with the lowest property taxes
At the other end, the five lowest rates are Hawaii (0.27%), Alabama (0.38%), Idaho (0.43%), Arizona (0.43%), Tennessee (0.45%). 10 states sit below half a percent.
A low rate isn't always a low bill, though. Hawaii has the lowest rate in the country partly because its homes are so expensive: a modest rate on a high value still produces a real tax bill. If you're comparing what a typical homeowner pays rather than what a given house would cost, see our companion study of property tax on a median-priced home in every state.
California sits in the middle at 0.71%, rank 30. Florida is close by at 0.75%, which comes to about $2,250 a year on our $300,000 house.
How the gap grows with the price of the home
Property tax is a straight percentage, so the dollar gap between states grows in step with the home's value. On a $500,000 home the bill is $9,600 in Illinois, $4,439 on the 50-state average and $1,350 in Hawaii. Drop to $200,000 and the average falls to $1,776.
That matters if you're weighing a move. A buyer stretching for a larger house in a high-rate state pays the higher rate on every extra dollar of price, every year they own it.
What this means for your budget
Property tax usually lands in your monthly mortgage payment through escrow. In Illinois the escrow share for a $300,000 home is about $480.00 a month, against $67.50 in Hawaii. Lenders count that amount when they decide how much you can borrow, so a high-tax state can shrink your budget even at the same income.
To see the full monthly cost, put your state's rate into the mortgage calculator, or use the house affordability calculator to see how it changes the price you can afford. If you already own and think your assessment is too high, the property tax appeal savings calculator shows what a successful appeal would save.
Each state also has its own page with local notes, such as the Illinois property tax calculator or the Texas property tax calculator.
