Property tax by state: the full table
The table below is the property tax rate in every state and DC as an effective rate: the median real estate tax paid by homeowners divided by the median value of owner-occupied homes, both from the Census Bureau's American Community Survey for 2024.[1][2] Because it is a ratio of two medians it is a guide to the typical burden, not a rate printed on any bill.
| State | Effective rate | Median tax | Median home value | Rank |
|---|---|---|---|---|
| Alabama | 0.38% | $890 | $233,300 | 50 |
| Alaska | 1.06% | $3,976 | $376,500 | 16 |
| Arizona | 0.43% | $1,828 | $426,000 | 48 |
| Arkansas | 0.52% | $1,113 | $215,600 | 40 |
| California | 0.71% | $5,369 | $759,500 | 32 |
| Colorado | 0.49% | $2,828 | $574,600 | 42 |
| Connecticut | 1.66% | $6,573 | $396,900 | 3 |
| Delaware | 0.47% | $1,750 | $371,600 | 44 |
| District of Columbia | 0.63% | $4,594 | $733,400 | 36 |
| Florida | 0.75% | $2,993 | $396,900 | 26 |
| Georgia | 0.74% | $2,554 | $343,300 | 28 |
| Hawaii | 0.27% | $2,385 | $875,900 | 51 |
| Idaho | 0.43% | $1,912 | $446,400 | 49 |
| Illinois | 1.92% | $5,399 | $280,700 | 1 |
| Indiana | 0.74% | $1,798 | $243,500 | 29 |
| Iowa | 1.29% | $2,937 | $227,300 | 9 |
| Kansas | 1.25% | $2,983 | $238,700 | 10 |
| Kentucky | 0.71% | $1,611 | $226,000 | 30 |
| Louisiana | 0.53% | $1,187 | $223,200 | 39 |
| Maine | 0.91% | $3,103 | $341,900 | 22 |
| Maryland | 0.95% | $4,144 | $436,300 | 21 |
| Massachusetts | 1.00% | $6,080 | $607,400 | 19 |
| Michigan | 1.18% | $2,988 | $254,200 | 13 |
| Minnesota | 1.02% | $3,501 | $344,600 | 17 |
| Mississippi | 0.65% | $1,221 | $186,500 | 34 |
| Missouri | 0.79% | $2,021 | $254,400 | 23 |
| Montana | 0.69% | $2,939 | $425,400 | 33 |
| Nebraska | 1.42% | $3,739 | $263,100 | 7 |
| Nevada | 0.47% | $2,143 | $455,500 | 45 |
| New Hampshire | 1.46% | $6,707 | $458,800 | 4 |
| New Jersey | 1.89% | $9,358 | $496,000 | 2 |
| New Mexico | 0.63% | $1,776 | $279,900 | 35 |
| New York | 1.45% | $6,542 | $449,800 | 5 |
| North Carolina | 0.61% | $2,044 | $333,000 | 37 |
| North Dakota | 0.96% | $2,550 | $266,100 | 20 |
| Ohio | 1.22% | $2,937 | $239,800 | 12 |
| Oklahoma | 0.75% | $1,672 | $222,100 | 27 |
| Oregon | 0.78% | $3,895 | $497,500 | 25 |
| Pennsylvania | 1.16% | $3,214 | $277,600 | 14 |
| Rhode Island | 1.07% | $4,886 | $455,700 | 15 |
| South Carolina | 0.45% | $1,337 | $299,500 | 47 |
| South Dakota | 1.02% | $2,940 | $289,600 | 18 |
| Tennessee | 0.45% | $1,488 | $332,600 | 46 |
| Texas | 1.31% | $4,108 | $313,200 | 8 |
| Utah | 0.49% | $2,648 | $545,200 | 43 |
| Vermont | 1.42% | $5,026 | $352,800 | 6 |
| Virginia | 0.71% | $2,872 | $403,500 | 31 |
| Washington | 0.79% | $4,729 | $602,200 | 24 |
| West Virginia | 0.52% | $881 | $170,800 | 41 |
| Wisconsin | 1.25% | $3,680 | $294,700 | 11 |
| Wyoming | 0.57% | $1,947 | $339,500 | 38 |
Highest and lowest property taxes by state
The highest effective rates are in Illinois (1.92%), New Jersey (1.89%), Connecticut (1.66%), New Hampshire (1.46%), New York (1.45%); the lowest in Hawaii (0.27%), Alabama (0.38%), Idaho (0.43%), Arizona (0.43%), South Carolina (0.45%).[1][2] A low rate does not always mean a low bill: Hawaii and California have low rates but expensive homes, so their median bills are higher than in many high-rate states.
- High: Illinois1.92%
- High: New Jersey1.89%
- High: Connecticut1.66%
- Low: Hawaii0.27%
- Low: Alabama0.38%
- Low: Idaho0.43%
Why rates differ so much between states
States differ in how much of local government and schools is paid for by property tax, in how they assess homes, and in the caps and exemptions they grant. Three examples from the counties we cover:
- Texas has no state income tax and leans on property tax: a 1.31% effective rate and a $4,108 median bill. Homes are taxed at 100% of market value by a stack of county, city, school and special district rates; see the Texas property tax calculator.
- California's Proposition 13 limits the general levy to 1% of assessed value and the assessed value to at most 2% growth a year until a sale, so long-time owners pay far less than their home's market value suggests: 0.71% effective on a $759,500 median home. See the California property tax calculator.
- Illinois has one of the highest effective rates (1.92%); in Cook County a home is assessed at 10% and then multiplied by a state equalization factor.
Property tax by county: the largest counties
Within a state the rate varies even more by county, city and school district. These are the counties with their own calculator on this site, with the same Census measures.[1][2]
| County | Effective rate | Median tax | Median home value |
|---|---|---|---|
| Cook County, Illinois | 1.89% | $6,349 | $335,800 |
| Harris County, Texas | 1.46% | $4,416 | $301,700 |
| Tarrant County, Texas | 1.47% | $5,162 | $351,900 |
| Dallas County, Texas | 1.41% | $4,649 | $330,500 |
| Denton County, Texas | 1.43% | $6,790 | $473,500 |
| Collin County, Texas | 1.31% | $7,143 | $543,800 |
| Travis County, Texas | 1.34% | $7,319 | $545,700 |
| Bexar County, Texas | 1.54% | $4,381 | $284,400 |
| Los Angeles County, California | 0.68% | $5,856 | $866,500 |
| Orange County, California | 0.62% | $6,436 | $1,037,200 |
| Santa Clara County, California | ≥ 0.64% | $10,000+ | $1,555,600 |
| King County, Washington | 0.82% | $7,292 | $885,200 |
| Maricopa County, Arizona | 0.40% | $1,916 | $482,800 |
| Fulton County, Georgia | 0.86% | $4,310 | $503,000 |
| Miami-Dade County, Florida | 0.76% | $4,141 | $547,200 |
How to read these numbers
- It is not your rate. Your bill depends on your county, city and school district and on your exemptions. Use the property tax calculator or your county page for an estimate.
- Medians include all owners. Seniors with freezes, veterans with full exemptions and long-time owners under caps pull the median tax down.
- Survey data has a margin of error. State medians are accurate to tens of dollars; small counties less so.
Payment calendars for the big counties are on property tax due dates.
Frequently asked questions
Which state has the highest property tax rate?
Illinois, at about 1.92% of home value (median tax $5,399 on a $280,700 median home, Census ACS 2024).
Which state has the lowest property tax?
Hawaii has the lowest effective rate (0.27%); West Virginia has the lowest median bill ($881).
What is the average property tax rate in the U.S.?
Nationally the median homeowner paid $3,211 on a $360,600 median home in 2024, an effective rate of about 0.89%.
How is an effective property tax rate calculated?
Divide the annual property tax by the home's market value. A $4,000 bill on a $400,000 home is a 1.00% effective rate.