In tax year 2026, the median U.S. homeowner paid $3,209 in property taxes, a median effective rate of 1.27% of market value, or about $1,270 for every $100,000 of home value.
Rates vary because states, counties, cities, and school districts each set their own levies.
- Median U.S. effective property tax rate: 1.27%
- Median U.S. home value: $274,101
- Median U.S. property tax bill: $3,209
- Highest median bill: New Jersey $8,638
- Lowest median bill: West Virginia $629
Last Updated October 26, 2026
How Property Taxes Work in the U.S.
Property taxes are ad valorem taxes, meaning they're based on a property's value. They're the largest source of revenue for local governments and fund schools, roads, police, fire departments, and parks.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median U.S. Effective Property Tax Rate
1.27%
Median U.S. Home Value
$274,101
Median United States Tax Bill
$3,209
Every property tax bill comes from three inputs:
Assessed Value
A local assessor or appraisal district estimates your home's market value. Many states then apply an assessment ratio. For example, Georgia taxes homes at 40% of market value, while Texas uses 100%. Some states, like California, cap how fast assessed values can rise for homestead properties.
Exemptions
Homestead, senior, veteran, and disability exemptions reduce the taxable value of qualifying homes, usually for a primary residence only.
Tax Rates
Each taxing authority that covers your property, typically a county, city, school district, and sometimes special districts, sets its own rate. Rates are usually expressed as millage (dollars per $1,000 of taxable value) or as a rate per $100 of value.
Your bill is your taxable value (assessed value minus exemptions) multiplied by the combined tax rate.
What is the Median Effective Property Tax Rate?
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Effective rates are the best way to compare property taxes across states, because each state assesses property differently. A state with a high statutory rate but a low assessment ratio can have a lower effective rate than a state with a modest statutory rate applied to full market value.
States With the Highest and Lowest Property Taxes
Five Highest Median Property Tax Bills
| Rank | State | Median Tax Bill |
|---|---|---|
| 1. | New Jersey | $8,638 |
| 2. | Connecticut | $6,666 |
| 3. | New Hampshire | $6,530 |
| 4. | Massachusetts | $6,068 |
| 5. | New York | $5,420 |
Five Lowest Median Property Tax Bills
| Rank | State | Median Tax Bill |
|---|---|---|
| 45. | Louisiana | $995 |
| 46. | Mississippi | $914 |
| 47. | Arkansas | $870 |
| 48. | Alabama | $813 |
| 49. | West Virginia | $629 |
16 states have a median effective rate above the national 1.27%. Connecticut has the highest median effective rate at 3.05%, and Hawaii has the lowest at 0.31%.
Property Tax Rates and Bills by State
| Rank | State | Median Effective Tax Rate | Median Home Value | Median Tax Bill | 25th % Bill | 75th % Bill | 90th % Bill |
|---|---|---|---|---|---|---|---|
| 1 | New Jersey | 2.88% | $288,200 | $8,638 | $5,992 | $11,875 | $15,991 |
| 2 | Connecticut | 3.05% | $209,000 | $6,666 | $4,934 | $9,269 | $13,132 |
| 3 | New Hampshire | 1.82% | $360,500 | $6,530 | $4,368 | $8,866 | $11,823 |
| 4 | Massachusetts | 1.15% | $561,600 | $6,068 | $4,235 | $8,624 | $12,424 |
| 5 | New York | 1.90% | $312,500 | $5,420 | $3,078 | $9,034 | $13,992 |
| 6 | Illinois | 2.33% | $227,888 | $5,277 | $2,739 | $8,302 | $11,980 |
| 7 | California | 1.21% | $427,605 | $5,134 | $2,879 | $8,580 | $13,413 |
| 8 | Rhode Island | 1.45% | $361,800 | $5,086 | $4,098 | $6,643 | $9,228 |
| 9 | Washington | 0.92% | $501,600 | $4,512 | $2,805 | $6,729 | $9,822 |
| 10 | Vermont | 1.92% | $206,000 | $4,235 | $2,601 | $6,462 | $9,346 |
| 11 | District of Columbia | 0.78% | $605,980 | $4,225 | $2,489 | $7,004 | $10,730 |
| 12 | Maryland | 1.21% | $338,400 | $4,092 | $2,643 | $6,000 | $8,548 |
| 13 | Oregon | 0.87% | $450,850 | $3,806 | $2,291 | $5,527 | $7,915 |
| 14 | Maine | 1.47% | $242,800 | $3,569 | $2,204 | $5,351 | $7,719 |
| 15 | Wisconsin | 1.43% | $237,700 | $3,453 | $2,224 | $5,071 | $7,515 |
| 16 | Texas | 1.48% | $258,851 | $3,441 | $1,318 | $6,136 | $9,279 |
| 17 | Minnesota | 1.13% | $304,400 | $3,364 | $1,938 | $4,806 | $6,652 |
| 18 | Florida | 1.10% | $310,033 | $3,263 | $1,712 | $5,542 | $8,786 |
| 19 | Pennsylvania | 2.75% | $118,310 | $3,050 | $1,523 | $5,036 | $7,558 |
| 20 | Alaska | 1.16% | $291,500 | $3,021 | $882 | $4,967 | $6,844 |
| 21 | Nebraska | 1.39% | $199,100 | $2,896 | $1,402 | $4,732 | $7,102 |
| 22 | Virginia | 0.90% | $323,500 | $2,852 | $1,403 | $5,065 | $8,492 |
| 23 | Ohio | 1.60% | $168,370 | $2,789 | $1,503 | $4,696 | $7,357 |
| 24 | North Dakota | 1.20% | $244,000 | $2,769 | $1,527 | $4,037 | $5,821 |
| 25 | Colorado | 0.50% | $519,879 | $2,732 | $1,627 | $4,203 | $6,395 |
| 26 | Montana | 0.78% | $317,000 | $2,559 | $1,347 | $3,827 | $5,462 |
| 27 | Kansas | 1.40% | $179,100 | $2,552 | $1,027 | $4,319 | $6,362 |
| 28 | Iowa | 1.55% | $169,700 | $2,542 | $1,418 | $4,018 | $5,858 |
| 29 | Utah | 0.55% | $459,466 | $2,534 | $1,903 | $3,344 | $4,538 |
| 30 | Hawaii | 0.31% | $836,100 | $2,488 | $1,283 | $4,215 | $8,102 |
| 31 | Georgia | 1.00% | $280,310 | $2,476 | $1,134 | $4,164 | $6,042 |
| 32 | Michigan | 1.05% | $213,740 | $2,084 | $1,092 | $3,543 | $5,535 |
| 33 | Indiana | 1.01% | $186,200 | $1,964 | $1,050 | $3,331 | $5,369 |
| 34 | Nevada | 0.84% | $223,915 | $1,923 | $1,128 | $3,162 | $4,776 |
| 35 | North Carolina | 0.81% | $221,500 | $1,813 | $955 | $3,028 | $4,589 |
| 36 | Idaho | 0.42% | $389,309 | $1,726 | $1,058 | $2,594 | $3,817 |
| 37 | Wyoming | 0.65% | $260,753 | $1,712 | $852 | $2,660 | $4,230 |
| 38 | Arizona | 0.51% | $327,500 | $1,695 | $1,019 | $2,604 | $3,815 |
| 39 | Missouri | 1.25% | $136,526 | $1,684 | $699 | $3,119 | $4,828 |
| 40 | Oklahoma | 0.90% | $160,842 | $1,339 | $588 | $2,454 | $3,866 |
| 41 | New Mexico | 0.85% | $129,686 | $1,249 | $363 | $2,401 | $3,839 |
| 42 | South Carolina | 0.66% | $188,850 | $1,227 | $547 | $2,301 | $4,162 |
| 43 | Tennessee | 0.54% | $213,900 | $1,126 | $588 | $1,943 | $2,985 |
| 44 | Kentucky | 1.02% | $116,000 | $1,071 | $326 | $2,163 | $3,490 |
| 45 | Louisiana | 0.92% | $118,642 | $995 | $384 | $2,043 | $3,501 |
| 46 | Mississippi | 1.35% | $70,930 | $914 | $384 | $1,731 | $2,850 |
| 47 | Arkansas | 0.81% | $118,750 | $870 | $352 | $1,758 | $2,941 |
| 48 | Alabama | 0.47% | $169,700 | $813 | $418 | $1,470 | $2,522 |
| 49 | West Virginia | 0.71% | $85,200 | $629 | $288 | $1,192 | $1,963 |
| — | Delaware | N/A | N/A | N/A | N/A | N/A | N/A |
| — | South Dakota | N/A | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
How to Lower Your Property Taxes
There are two main ways homeowners reduce their property tax bills:
Appeal Your Assessment
If your assessed value is higher than what your home would sell for, or higher than similar homes nearby, you can challenge it. Every state has an appeal process, usually with a short filing window after assessment notices go out. Evidence typically includes comparable sales, photos of condition issues, or an independent appraisal.
Claim Every Exemption You Qualify For
Homestead exemptions are the most common and are often not applied automatically. Seniors, veterans, and homeowners with disabilities may qualify for additional homestead exemptions and reductions.
Save on Your Property Taxes and More With Ownwell
$774
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Frequently Asked Property Tax Questions in the U.S.
What is the average property tax rate in the United States?
Which state has the highest property taxes?
Which state has the lowest property taxes?
How are property taxes calculated?
Why did my property taxes go up?
Can I appeal my property taxes?
What property tax exemptions are available?
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