Effective Property Tax Rates by State, 2026
Effective property tax rate by state for 2026, computed as median real-estate tax paid divided by median home value, with the dollar cost on a $400,000 home for each state.
Property tax is the largest housing cost most buyers never compare across locations, and the spread is enormous. The national average effective rate is about 0.99% of home value per year, but state averages run from 0.27% to 2.11% — a spread of roughly 1.8 percentage points.
On a $400,000 home that is the difference between $1,080 and $8,440 a year, or roughly $90 versus $703 a month. It is frequently larger than the difference an interest rate negotiation produces, and unlike the rate it never goes away.
Highest and lowest effective rates
Five highest
| State | Effective rate | Annual tax on a $400,000 home | Monthly |
|---|---|---|---|
| New Jersey | 2.11% | $8,440 | $703 |
| Illinois | 2.01% | $8,040 | $670 |
| Connecticut | 1.81% | $7,240 | $603 |
| New Hampshire | 1.66% | $6,640 | $553 |
| Vermont | 1.59% | $6,360 | $530 |
Five lowest
| State | Effective rate | Annual tax on a $400,000 home | Monthly |
|---|---|---|---|
| Hawaii | 0.27% | $1,080 | $90 |
| Alabama | 0.38% | $1,520 | $127 |
| Nevada | 0.47% | $1,880 | $157 |
| South Carolina | 0.48% | $1,920 | $160 |
| Colorado | 0.48% | $1,920 | $160 |
All states and the District of Columbia
| State | Effective rate | Annual tax on a $400,000 home | Monthly |
|---|---|---|---|
| Alabama | 0.38% | $1,520 | $127 |
| Alaska | 1.11% | $4,440 | $370 |
| Arizona | 0.48% | $1,920 | $160 |
| Arkansas | 0.55% | $2,200 | $183 |
| California | 0.70% | $2,800 | $233 |
| Colorado | 0.48% | $1,920 | $160 |
| Connecticut | 1.81% | $7,240 | $603 |
| Delaware | 0.50% | $2,000 | $167 |
| District of Columbia | 0.58% | $2,320 | $193 |
| Florida | 0.76% | $3,040 | $253 |
| Georgia | 0.77% | $3,080 | $257 |
| Hawaii | 0.27% | $1,080 | $90 |
| Idaho | 0.49% | $1,960 | $163 |
| Illinois | 2.01% | $8,040 | $670 |
| Indiana | 0.74% | $2,960 | $247 |
| Iowa | 1.39% | $5,560 | $463 |
| Kansas | 1.29% | $5,160 | $430 |
| Kentucky | 0.75% | $3,000 | $250 |
| Louisiana | 0.55% | $2,200 | $183 |
| Maine | 1.02% | $4,080 | $340 |
| Maryland | 0.97% | $3,880 | $323 |
| Massachusetts | 1.07% | $4,280 | $357 |
| Michigan | 1.25% | $5,000 | $417 |
| Minnesota | 1.02% | $4,080 | $340 |
| Mississippi | 0.72% | $2,880 | $240 |
| Missouri | 0.85% | $3,400 | $283 |
| Montana | 0.72% | $2,880 | $240 |
| Nebraska | 1.49% | $5,960 | $497 |
| Nevada | 0.47% | $1,880 | $157 |
| New Hampshire | 1.66% | $6,640 | $553 |
| New Jersey | 2.11% | $8,440 | $703 |
| New Mexico | 0.70% | $2,800 | $233 |
| New York | 1.55% | $6,200 | $517 |
| North Carolina | 0.66% | $2,640 | $220 |
| North Dakota | 0.99% | $3,960 | $330 |
| Ohio | 1.31% | $5,240 | $437 |
| Oklahoma | 0.80% | $3,200 | $267 |
| Oregon | 0.81% | $3,240 | $270 |
| Pennsylvania | 1.30% | $5,200 | $433 |
| Rhode Island | 1.21% | $4,840 | $403 |
| South Carolina | 0.48% | $1,920 | $160 |
| South Dakota | 1.06% | $4,240 | $353 |
| Tennessee | 0.50% | $2,000 | $167 |
| Texas | 1.49% | $5,960 | $497 |
| Utah | 0.52% | $2,080 | $173 |
| Vermont | 1.59% | $6,360 | $530 |
| Virginia | 0.73% | $2,920 | $243 |
| Washington | 0.81% | $3,240 | $270 |
| West Virginia | 0.53% | $2,120 | $177 |
| Wisconsin | 1.42% | $5,680 | $473 |
| Wyoming | 0.57% | $2,280 | $190 |
Important limits on this table
These are state averages, not your rate. Property tax is levied by counties, municipalities, and school districts, and rates within a single state can differ by more than a full percentage point between neighboring jurisdictions. Use this to compare states; use your county assessor for a number you plan to act on.
Rates and values move together. A state with a low rate and very high home values can produce a larger tax bill than a high-rate state with cheap housing. Hawaii has the lowest effective rate in the country and does not have the lowest property tax bills.
Exemptions are not reflected here. Most states offer a homestead exemption for primary residences, and many offer additional reductions for people over 65, veterans, or those with disabilities. Some states cap how fast an assessment can rise, which means two identical neighboring homes can carry very different bills depending on when each was last sold.
There is a federal cap on deducting it. State and local taxes, property tax included, are deductible only up to the SALT cap, and only if you itemize — which most filers no longer do.
Calculators that use this data
Sources
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