Annual Property Tax
$6,720
Monthly
$560
Effective Rate
1.68%
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Property tax = Assessed Value × Tax Rate. Assessed value may differ from market value based on your area's assessment ratio. Tax rates vary by county/municipality.
Highest: New Jersey (2.23%), Illinois (2.08%), New Hampshire (1.93%). Lowest: Hawaii (0.31%), Alabama (0.39%), Colorado (0.51%). Rates vary significantly within states.
| State | Effective Rate | Tax on $350K Home | Tax on $500K Home |
|---|---|---|---|
| New Jersey | 2.23% | $7,805 | $11,150 |
| Illinois | 2.08% | $7,280 | $10,400 |
| Texas | 1.68% | $5,880 | $8,400 |
| California | 0.71% | $2,485 | $3,550 |
| Hawaii | 0.31% | $1,085 | $1,550 |
Assessment ratio is the percentage of market value used for tax calculation. Some areas assess at 100%, others at 50% or less. A lower ratio means lower taxes.
Yes! If your assessed value seems too high, you can appeal. Gather evidence of comparable sales, get an appraisal, and follow your county's appeal process. Deadlines are strict.
Yes, if you itemize deductions. The SALT (State and Local Tax) deduction limit is $40,400 for 2026 — raised from $10,000 by the One Big Beautiful Bill Act — covering property plus state income taxes combined.
Assessment values typically update every 1-5 years depending on location. Tax rates can change annually based on local budget needs. Your taxes may increase even without reassessment.
Inputs
Result
Annual tax = $350,000 x (1.68 / 100) = $5,880. Monthly = $5,880 / 12 = $490. Assessed value at 100% ratio = $350,000.
Inputs
Result
Annual tax = $500,000 x (2.23 / 100) = $11,150. Monthly = $11,150 / 12 = $929. New Jersey has the highest average property tax rate in the U.S. at 2.23%.
Annual Tax = Home Value x (Tax Rate / 100)Calculates the yearly property tax based on the home value and the applicable tax rate.
Where:
Home Value= Market value of the propertyTax Rate= Effective property tax rate (state average or custom), expressed as a percentageMonthly Tax = Annual Tax / 12Divides the annual property tax into monthly payments, useful for budgeting and escrow estimates.
Where:
Annual Tax= Total property tax owed for the yearAssessed Value = Home Value x (Assessment Ratio / 100)The assessed value used by local governments. Some jurisdictions assess at less than full market value.
Where:
Home Value= Fair market value of the propertyAssessment Ratio= Percentage of market value used for assessment (commonly 100%)$7,805 per year on a $350,000 home in New Jersey versus $1,085 in Hawaii — a $6,720 annual difference driven entirely by where you live. Property tax is the single largest ongoing cost of homeownership outside of the mortgage itself, yet effective rates range from 0.31% to 2.23% across the 50 states.
Within a single state, rates can vary 2–3× between rural and urban counties. Texas averages 1.68% statewide, but Houston’s Harris County charges closer to 2.1% while rural counties may fall below 1.2%. These local variations reflect different school funding needs, municipal budgets, and infrastructure demands.
States without income tax — such as Texas, Florida, and New Hampshire — often rely more heavily on property taxes to fund government services. The mortgage calculator includes property tax in its PITI breakdown to show the full monthly housing cost.
| State | Effective Rate | Tax on $350K Home | Tax on $500K Home |
|---|---|---|---|
| New Jersey | 2.23% | $7,805/yr | $11,150/yr |
| Illinois | 2.08% | $7,280/yr | $10,400/yr |
| Texas | 1.68% | $5,880/yr | $8,400/yr |
| California | 0.76% | $2,660/yr | $3,800/yr |
| Hawaii | 0.31% | $1,085/yr | $1,550/yr |
15 mills equals a 1.5% effective tax rate — one mill being $1 of tax per $1,000 of assessed value. This millage rate system, used across most US jurisdictions, determines how much you actually owe once your home’s assessed value is established.
Assessment ratio is the key variable many homeowners overlook. A $400,000 home assessed at 100% of market value (common in California, Texas, and Florida) pays tax on the full $400,000. The same home in a jurisdiction with a 50% assessment ratio (parts of New York and South Carolina) is assessed at just $200,000, cutting the tax base in half — though millage rates are often set higher to compensate.
California’s Proposition 13 caps annual assessed value increases at 2%, regardless of market appreciation. A home purchased for $300,000 in 2010 may have an assessed value of only $390,000 in 2026, even if the market value has doubled. This policy creates significant disparities between long-time owners and recent buyers on the same street.
Tip: A low assessment ratio with a high millage rate can produce the same tax bill as a high ratio with a low rate. Always compare effective rates (tax / market value) when evaluating locations.
30–40% of homeowners who appeal their property tax assessment win a reduction, with average savings of 10–15% of the assessed value. On a $400,000 home in Texas at 1.68%, a successful 15% reduction saves $1,008 per year — recurring savings that compound over every year you own the home.
The appeal process requires evidence: comparable home sales within 0.5 miles, a professional appraisal ($300–$500), or documentation of property defects that reduce value. Filing deadlines are strict — typically 30–90 days after receiving your assessment notice — and missing the window means waiting another full cycle.
Some homeowners hire tax appeal firms that work on contingency, charging 25–50% of the first year’s savings. On a $1,500 annual reduction, you’d pay $375–$750 in year one but keep the full savings in subsequent years. The property tax calculator helps you model the financial impact of different assessed values before deciding whether to appeal.
Review Your Assessment Notice
Check the assessed value, property details (square footage, lot size, bedrooms), and filing deadline. Errors in property characteristics are the easiest wins.
Gather Comparable Sales
Find 3–5 recent sales of similar homes within 0.5 miles. If comparable homes sold for less than your assessed value, you have a strong case.
File Before the Deadline
Submit your appeal with evidence to the county assessor or Board of Review. Most jurisdictions allow online filing; some require an in-person hearing.
Attend the Hearing
Present your evidence clearly and concisely. Bring printed comps, photos of property condition issues, and your appraisal if obtained. The average hearing takes 10–15 minutes.
$40,400 is the maximum State and Local Tax (SALT) deduction for 2026 — property taxes combined with state income taxes. The 2017 Tax Cuts and Jobs Act had capped it at $10,000; the One Big Beautiful Bill Act raised the cap, which now phases down for modified AGI above $505,000 but never below $10,000. In high-tax states like New Jersey, a $500,000 home at 2.23% generates $11,150 in property tax alone — once more than the whole deduction, now comfortably inside it.
The standard deduction of $16,100 (single) or $32,200 (married filing jointly) in 2026 means many homeowners still do not itemize. For a married couple in a low-tax state paying $4,000 in property taxes and $2,000 in state income taxes, the $6,000 SALT deduction barely moves the needle against the $32,200 standard deduction — a bigger cap only helps filers who have the state and local taxes to fill it.
Married couples filing separately face a tighter $20,200 SALT cap per person. Strategic filing status decisions become important when one spouse owns investment property with high tax bills. The income tax calculator can help model total tax liability under different filing scenarios.
$490 per month added to a mortgage payment is what a $350,000 home in Texas costs in property tax alone — nearly 28% of a typical $1,770/month principal and interest payment. Failing to budget for property taxes is one of the most common mistakes first-time homebuyers make, often turning an affordable mortgage into a stretched budget.
Most lenders require escrow accounts that collect 1/12 of annual property taxes with each mortgage payment. This means your actual monthly housing cost is PITI: Principal + Interest + Taxes + Insurance. On a $350,000 home with a 6.5% rate in Texas, PITI totals approximately $1,770 + $490 + $100 = $2,360/month — 33% more than the P&I payment alone.
When comparing homes in different locations, always calculate the effective monthly cost including taxes. A $300,000 home in Illinois (2.08% rate = $520/month in taxes) costs more monthly than a $350,000 home in Colorado (0.51% rate = $149/month) despite the higher purchase price. The rent affordability calculator helps determine the total housing budget you can sustain.
Always ask for the actual tax bill (not just the rate) when evaluating a home. Assessed values often lag behind market prices, meaning your tax bill could jump significantly after purchase if the county reassesses at the sale price.
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Last Updated: Oct 19, 2026
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