Average Property Tax By State: Compare Your Area To Rates Across The U.S.

Carey Chesney

6 - Minute Read

UPDATED: Feb 2, 2024

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As we all learn when we set out to buy our first home, property taxes are a big expense of homeownership, no matter where you decide to live. They’re a key factor in your housing budget, so educating yourself about property tax rates by state and city is a great thing to add to the beginning of your home search. Don’t wait until you’ve already decided where to live, unless you're that rare person that doesn’t care how much they pay for their home each month.

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What’s The Average Property Tax Rate In The US?

Property tax by state varies between 0.27% and 2.26%, which is quite a range when you start calculating the percentages on many hundreds of thousands of dollars, if not more. The factors that people use to decide which state to live in are endless – from weather to entertainment, to walkability, work and so much more. Average property tax by state won’t be the biggest reason you move somewhere, but don’t leave it out of the equation completely.

It’s also important to keep in mind that tax fees also take into account your property’s value. So moving to a more expensive state with costly homes but a lower tax rate isn’t always the cost-saving measure it appears to be.

To help you understand property taxes and determine which city or state to buy in, we’ve gathered the per-capita cost and property tax rate for each U.S. state.

 Rank  State  Tax Rate  Median Home Value  Median Annual Property Tax Payment
 1.   Hawaii  0.27%  $722,500  $1,971
 2.   Alabama  0.39%  $172,800  $674
 3.   Nevada  0.48%  $373,000  $1,807
 4.   Colorado  0.48%  $466,200  $2,259
 5.   Idaho  0.49%  $369,300  $1,817
 6.   Arizona  0.51%  $336,300  $1,707
 7.   South Carolina  0.52%  $213,500  $1,105
 8.   Utah  0.52%  $421,700  $2,191
 9.   Delaware  0.53%  $300,500  $1,602
 10.   Wyoming  0.55%  $266,400  $1,452
 11.   West Virginia  0.55%  $143,200  $785
 12.  Louisiana  0.55%  $192,800  $1,065
 13.  Tennessee  0.56%  $235,200  $1,317
 14.  Arkansas  0.57%  $162,300  $928
 15.  North Carolina  0.70%  $236,900  $1,668
 16.  California  0.71%  $648,100  $4,585
 17.  New Mexico  0.73%  $214,000  $1,557
 18.   Montana  0.74%  $322,800  $2,390
 19.   Indiana  0.75%  $182,400  $1,371
 20.  Virginia  0.75%  $330,600  $2,485
 21.  Mississippi  0.75%  $145,600  $1,097
 22.  Kentucky  0.80%  $173,300  $1,382
 23.  Florida  0.80%  $290,700  $2,338
 24.  Georgia  0.81%  $249,700  $2,027
 25.  Oregon  0.82%  $422,700  $3,479
 26.  Washington  0.84%  $485,700  $4,061
 27.  Oklahoma  0.85%  $168,500  $1,424
 28.  Missouri  0.88%  $198,300  $1,746
 29.  North Dakota  0.94%  $224,400  $2,107
 30.  Maryland  0.99%  $370,800  $3,660
 31.  Minnesota  1.02%  $285,400  $2,915
 32.  South Dakota  1.08%  $219,900  $2,370
 33.  Maine  1.09%  $252,100  $2,756
 34.  Massachusetts  1.12%  $480,600  $5,361
 35.  Alaska  1.17%  $304,900  $3,570
 36.  Rhode Island  1.30%  $348,100  $4,518
 37.  Michigan  1.32%  $199,100  $2,636
 38.  Kansas  1.33%  $183,800  $2,445
 39.  Pennsylvania  1.36%  $222,300  $3,018
 40.  Ohio  1.41%  $180,200  $2,534
 41.  Iowa  1.50%  $174,400  $2,618
 42.  Nebraska  1.51%  $204,900  $3,091
 43.  Wisconsin  1.51%  $230,700  $3,848
 44.  Texas  1.60%  $237,400  $3,797
 45.  New York  1.62%  $368,800  $5,974
 46.  Vermont  1.73%  $271,500  $4,967
 47.  New Hampshire  1.77%  $345,200  $6,097
 48.  Connecticut  1.96%  $311,500  $6,096
 49.  Illinois  2.07%  $231,500  $4,800
 50.  New Jersey  2.26%  $389,800  $8,796

Washington D.C. is not considered a state but a district. Below are the per-capita cost and property tax for the capital city.

   Tax Rate  Median Home Value  Median Annual Property Tax Payment
 Washington D.C.  0.55%  $669,900  $3,699

Located on the Potomac River, Washington D.C. shares a border with the states of Virginia and Maryland. With a thriving economy, vibrant nightlife, and breathtaking views of nature all around, the District of Columbia is a great place to call home.

5 States With The Lowest Property Taxes

Now that you have the complete picture when it comes to the per-capita cost and property tax rate for each U.S. state, let’s zoom in a little more. As previously mentioned, these ranges vary pretty widely, so a cost-conscious home buyer might want to hone in on the states that will take the least when tax time rolls around. To that end, let’s look at the five states in the U.S. with the lowest property taxes.

 State  Tax Rate  Median Annual Property Tax Payment
 1. Hawaii  0.27%  $1,971
 2. Alabama  0.39%  $674
 3. Nevada  0.48%  $1,807
 4. Colorado  0.48%  $2,259
 5. Idaho  0.49%  $1,817

Hawaii and Colorado offer breathtaking nature, plenty of sunshine and incredible recreational activities of all kinds. Everyone knows that. Now you know you won't overpay on your property taxes as well. Looking for more of a great plains setting? Alabama, Nevada or Idaho provide costs-effective options when it comes to state property taxes.

5 States With The Highest Property Taxes

On the flip side, some states in our union dip their hands a little deeper into your pockets when it comes to property taxes. That doesn't mean you shouldn't live in these places, but going in with your eyes wide open on what it’s going to cost you is probably a good idea. To that end, let’s look at the five states in the U.S. with the highest property taxes.

 State  Tax Rate  Median Annual Property Tax Payment
 1. New Jersey  2.26%  $8,796
 2. Illinois  2.07%  $4,800 
 3. Connecticut  1.96%  $6,096
 4. New Hampshire  1.77%  $6,097
 5. Vermont  1.73%  $4,697

Considering a ski chalet in Vermont? Get ready to pay a premium for those property taxes while you’re hitting the slopes. Looking to enjoy the bustling nightlife of the Windy City? Don’t spend all your dough shopping on the Magnificent Mile because you’ll need a little extra when that tax bill rears its head. 

Types Of State Property Tax Exemptions

No one loves paying property tax, so if there's a way to reduce it, it’s worth considering. Here are a few common property tax exemptions to see if you qualify for. 

 Property Tax Exemptions  Qualifications
 Homestead exemptions  A homestead exemption is a dollar amount or percentage of your home’s property value that is excluded when calculating your property taxes. In most U.S. states, the homestead exemption applies only to a person’s primary residence, typically defined as where they live at least 6 months out of the year.
 Agriculture exemptions  Depending on the specific property tax laws in your state, you may be able to claim an agricultural exemption for some vacant land you don’t use. Commonly this is done by allowing someone else to farm the land, but there are other ways to qualify in some areas of the country.
 Senior exemptions  As you may have noticed, property taxes tend to increase over time. At a certain point in most people’s lives, income goes in the opposite direction. To help with this, some seniors may be eligible for property tax exemptions. The criteria varies by location, so check with your local municipality or tax advisor to see if you qualify.
 Veteran exemptions  If a home is owned by an eligible military veteran, a reduction in property taxes is a real possibility. The amount varies based on a number of factors, so research your local veteran exemption regulations if you have served in the military.
 Exemptions for people with disabilities  Homeowners living with a disability that have been in their home for 3 years may be eligible for a tax exemption that lowers their property's assessed value.
 Exemptions for low-income homeowners  In most states, people who own their home as a principal residence and meet poverty income standards can qualify for a reduction in their property taxes.

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State Property Taxes: FAQs

Hopefully by now you have a good overview of how property taxes differ by state and what exceptions you might qualify for. Still looking for more answers? Check out these frequently asked questions when it comes to property taxes:

How are property taxes calculated?

Property taxes are determined by your state and local tax rates, called a mill levy, and your property’s assessed value. Typically, the property value includes your land and existing structures, but your state will use an assessment ratio to determine what portions of your property are taxable.

Can you lower your property taxes?

The short answer is no. Property tax rates are set by your local government and you can't lower them. However, you can affect your property’s value assessment to reduce the amount of property taxes you owe each year. Here are a few ways to do that:

  • Review your property tax card at your local tax assessor’s office and correct any mistakes.
  • Reconsider home additions that may increase your property value, like a deck or pool.
  • Give your assessor a home tour and walk them through the positives and negatives, which they may otherwise miss.
  • Apply for exemptions that can reduce or eliminate your property taxes.

Which US cities have the highest property taxes?

Property taxes don’t just vary by state, they vary by city as well. So, as you narrow your home search, understanding where these taxes might be cost prohibitive is a good idea. These are the five cities in the U.S. with the highest property taxes.

 City  Tax Rate
 1. Rochester, New York  2.4%
 2. Hartford-East Hartford-Middletown, Connecticut  1.9%
 3. Chicago-Naperville- Elgin, Illinois  1.9%
 4. Buffalo-Cheektowaga, New York  1.8%
 5. Cleveland-Elyria, Ohio  1.7%

Which US cities have the lowest property taxes?

Now, on the flip side, let’s look at the five cities in the U.S. with the lowest property taxes.

 City  Tax Rate
 1. Honolulu, Hawaii  0.27%
 2. Montgomery, Alabama  0.35%
 3. Birmingham, Alabama  0.37%
 4. Cheyenne, Wyoming  0.54%
 5. Denver, Colorado  0.55%

Do all US states have property taxes?

Yes, all U.S. states have property taxes. As you have learned though, some are very low and others … not so much.

The Bottom Line

Property taxes are a necessary part of any state or local government’s ability to provide services like roads, education, public transportation, parks and so much more. That said, they can be a pesky punch to your pocket when you pay them each month. Educate yourself on the property taxes in the specific areas you are looking to move to so you don’t get surprised when the tax bill comes around. Considering buying a house in a state with the highest or lowest property taxes or somewhere in between? You can get approved with Rocket Mortgage® today!

Take the first step toward buying a house.

Get approved to see what you qualify for.
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Methodology

Rocket Homes used data from the U.S. Census Bureau 2021 American Community Survey. Median yearly real estate taxes are an average of owner-occupied units with and without a mortgage. Effective property tax rate was calculated by dividing median yearly real estate taxes by median home value. States are sorted from lowest real estate tax rate to highest.

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Carey Chesney

Carey Chesney is a Realtor® and freelance writer that brings a wealth of experience as a former Marketing Executive in the fields of Health Care, Finance and Wellness. Carey received his Bachelor's in English at University of Wisconsin-Madison and his Masters in Integrated Marketing & Communications at Eastern Michigan University. You can connect with Carey at https://www.linkedin.com/in/careychesney/.