Property Tax Rates by State
Effective property tax rates vary widely by state — from about 0.27% in Hawaii to 1.92% in Illinois. The effective rate is the median property tax bill divided by the median home value, so it captures what owners actually pay relative to what homes are worth. Nationwide, the median owner pays about $3,211 a year — an effective rate near 0.89%.
A low rate does not always mean a low bill: expensive-home states like Hawaii have very low rates but sizable dollar amounts, while some lower-cost states levy high rates. The table below shows both, so you can compare the rate and the actual dollars.
Highest property tax states
The ten states with the highest effective property tax rates are led by Illinois. High-rate states tend to rely on property taxes to fund schools and local services, while low-rate states often lean more on income or sales taxes.
| State | Median tax | Median home value | Effective rate |
|---|---|---|---|
| United States (median) | $3,211 | $360,600 | 0.89% |
| Illinois | $5,399 | $280,700 | 1.92% |
| New Jersey | $9,358 | $496,000 | 1.89% |
| Connecticut | $6,573 | $396,900 | 1.66% |
| New Hampshire | $6,707 | $458,800 | 1.46% |
| New York | $6,542 | $449,800 | 1.45% |
| Nebraska | $3,739 | $263,100 | 1.42% |
| Vermont | $5,026 | $352,800 | 1.42% |
| Texas | $4,108 | $313,200 | 1.31% |
| Iowa | $2,937 | $227,300 | 1.29% |
| Kansas | $2,983 | $238,700 | 1.25% |
| Wisconsin | $3,680 | $294,700 | 1.25% |
| Ohio | $2,937 | $239,800 | 1.22% |
| Michigan | $2,988 | $254,200 | 1.18% |
| Pennsylvania | $3,214 | $277,600 | 1.16% |
| Rhode Island | $4,886 | $455,700 | 1.07% |
| Alaska | $3,976 | $376,500 | 1.06% |
| Minnesota | $3,501 | $344,600 | 1.02% |
| South Dakota | $2,940 | $289,600 | 1.02% |
| Massachusetts | $6,080 | $607,400 | 1.00% |
| North Dakota | $2,550 | $266,100 | 0.96% |
| Maryland | $4,144 | $436,300 | 0.95% |
| Maine | $3,103 | $341,900 | 0.91% |
| Missouri | $2,021 | $254,400 | 0.79% |
| Washington | $4,729 | $602,200 | 0.79% |
| Oregon | $3,895 | $497,500 | 0.78% |
| Florida | $2,993 | $396,900 | 0.75% |
| Oklahoma | $1,672 | $222,100 | 0.75% |
| Georgia | $2,554 | $343,300 | 0.74% |
| Indiana | $1,798 | $243,500 | 0.74% |
| California | $5,369 | $759,500 | 0.71% |
| Kentucky | $1,611 | $226,000 | 0.71% |
| Virginia | $2,872 | $403,500 | 0.71% |
| Montana | $2,939 | $425,400 | 0.69% |
| Mississippi | $1,221 | $186,500 | 0.65% |
| District of Columbia | $4,594 | $733,400 | 0.63% |
| New Mexico | $1,776 | $279,900 | 0.63% |
| North Carolina | $2,044 | $333,000 | 0.61% |
| Wyoming | $1,947 | $339,500 | 0.57% |
| Louisiana | $1,187 | $223,200 | 0.53% |
| Arkansas | $1,113 | $215,600 | 0.52% |
| West Virginia | $881 | $170,800 | 0.52% |
| Colorado | $2,828 | $574,600 | 0.49% |
| Utah | $2,648 | $545,200 | 0.49% |
| Delaware | $1,750 | $371,600 | 0.47% |
| Nevada | $2,143 | $455,500 | 0.47% |
| South Carolina | $1,337 | $299,500 | 0.45% |
| Tennessee | $1,488 | $332,600 | 0.45% |
| Arizona | $1,828 | $426,000 | 0.43% |
| Idaho | $1,912 | $446,400 | 0.43% |
| Alabama | $890 | $233,300 | 0.38% |
| Hawaii | $2,385 | $875,900 | 0.27% |
Why property taxes vary so much
Property taxes are set locally — by counties, cities and school districts — not by the federal government, so they reflect local budgets and home values. Two homes of equal value in different states can carry wildly different tax bills.
Because the tax is a percentage of assessed value, rising home prices push bills higher even when the rate is unchanged. Many states offer homestead exemptions or caps that lower the effective rate for primary residences.
Which state has the highest property taxes?
By effective rate — the median tax bill as a share of home value — Illinois is highest at about 1.92%, followed by other Northeast and Midwest states. New Jersey and Connecticut are typically near the top as well.
Which state has the lowest property taxes?
Hawaii has the lowest effective property tax rate at about 0.27%, though its high home values mean the dollar bill is not the smallest. Several Southern states also have low rates.
How is the effective property tax rate calculated?
It is the median annual property tax bill divided by the median home value in a state. This lets you compare states fairly, since a low rate in an expensive state can still mean a large dollar bill.
Why did my property tax go up without a rate change?
Because the tax is a percentage of your home’s assessed value, a rising assessment raises your bill even if the rate stays the same. Reassessments after home-price increases are the most common reason bills climb.