How to Use
- 1.
Enter the property's market value and select a state or the District of Columbia.
- 2.
Choose a property type and enter the assessment ratio from an official assessment notice when available.
- 3.
Use the dated state residential average for a broad estimate or switch to a local millage rate for a parcel-specific assumption.
- 4.
Enable qualified exemptions and enter their official dollar amounts, plus any custom exemption.
- 5.
Review annual, monthly, quarterly, effective-rate, taxable-value, and exemption-savings results.
- 6.
Optionally compare states, prior-year rates, and monthly mortgage escrow, then copy, share, save, or print the estimate.
Features
All 50 states plus District of Columbia
Dated effective owner-occupied housing rate defaults
Manual local millage override
Market and assessed value distinction
Editable assessment ratio
Residential, commercial, agricultural, and land classifications
Homestead exemption toggle and amount
Senior exemption toggle and amount
Veteran exemption toggle and amount
Custom exemption amount
Annual, monthly, and quarterly estimates
Effective tax rate display
Base tax and exemption-savings breakdown
State side-by-side comparison
Highest-to-lowest state ranking
Year-over-year rate comparison
Mortgage escrow planning total
Official state-government directory link
Copy and browser share
Local calculation history
Print or save as PDF
Shareable URL assumptions
Responsive interface
Dark mode support
Clear residential-rate and local-verification warnings
Frequently Asked Questions
How is US property tax estimated?+
The calculator multiplies taxable assessed value by the selected effective rate. Taxable assessed value is market value times the entered assessment ratio, minus entered qualified exemption amounts.
Are the state property tax rates current legal rates?+
No. Defaults are historical statewide effective owner-occupied housing averages from calendar-year 2023 ACS data published in Tax Foundation Facts & Figures 2025. They are not parcel or statutory rates.
What is a millage rate?+
One mill generally means one dollar of tax per $1,000 of taxable assessed value. Ten mills therefore corresponds to a 1% rate. Confirm how your locality combines different levies.
What is the difference between market value and assessed value?+
Market value estimates sale value. Assessed value is the valuation used by a tax authority before exemptions. Local rules determine how the two are related.
Can I calculate commercial or agricultural property tax?+
You can model it with a local millage rate and official assessment ratio. State defaults describe owner-occupied housing and should not be treated as commercial, agricultural, or land rates.
How do homestead, senior, and veteran exemptions work?+
Eligibility and amounts vary. Enable only a benefit for which the owner and property qualify, then enter the approved assessed-value reduction from the local authority.
Why can my actual property tax bill be different?+
County, city, school, and special-district rates, reassessment, classification, exemptions, caps, credits, appeals, and parcel details can all change the official bill.
Does the monthly estimate mean I can pay monthly?+
Not necessarily. It is annual tax divided by 12 for budgeting. Actual due dates and installment options are set by the local taxing authority or mortgage servicer.
How does the state comparison work?+
It applies selected statewide effective residential averages to the same taxable-value assumption. It does not compare individual counties or local exemptions.
What does the state ranking show?+
It sorts the source dataset by effective owner-occupied housing rate. It does not rank affordability, government services, or the bill for a specific property.
What is included in the mortgage escrow estimate?+
It adds monthly principal and interest, monthly homeowners insurance, and estimated monthly property tax. Other housing costs are not automatically included.
Can I save or export the result?+
Yes. Save locally in the browser, copy a summary, share a URL with primary assumptions, or print and save the page as a PDF.
Is this calculator tax or legal advice?+
No. It is an educational estimate. Verify all important figures and eligibility with the local assessor, tax collector, mortgage servicer, or qualified professional.
About this tool
Free US Property Tax Calculator
Use this US Property Tax Calculator to estimate annual, monthly, and quarterly real estate tax from a property's value. Choose any of the 50 states or the District of Columbia to start with a dated statewide effective owner-occupied housing rate, or switch to a local millage override when you have a rate from a county assessor or tax bill.
How the US Property Tax Calculator Works
The basic estimate multiplies taxable assessed value by an effective tax rate. Taxable assessed value begins with market value multiplied by the assessment ratio, then subtracts entered exemption amounts without falling below zero. The resulting estimate is divided into monthly and quarterly planning amounts.
Property Value and Assessed Value
Market value is an estimate of what a property may sell for. Assessed value is the value a local tax authority uses before exemptions and can be equal to, lower than, or otherwise related to market value under local law. Enter an assessment ratio from a current assessment notice rather than assuming every jurisdiction taxes 100% of market value.
State Average Effective Property Tax Rates
The default residential rates cover all 50 states plus DC and come from Tax Foundation Facts & Figures 2025, Table 32, based on US Census Bureau American Community Survey calendar-year 2023 data. They represent total real estate taxes paid divided by owner-occupied home value. They are historical statewide averages, not current statutory, county, school-district, parcel, or commercial rates.
County and Local Millage Rate Override
Property tax is usually local. One mill generally equals one dollar of tax per one thousand dollars of taxable assessed value, so 10 mills equals a 1% rate. Switch to the local millage option when an assessor publishes a combined rate. Confirm whether separate county, city, school, fire, or special-district levies must be added.
Residential, Commercial, Agricultural, and Land Property
Property classification can change assessment ratios, rates, exemptions, and valuation methods. The statewide defaults describe owner-occupied housing only. For commercial property, agricultural property, or vacant land, use the local override and official assessment ratio rather than treating the residential average as authoritative.
Homestead, Senior, and Veteran Exemptions
Exemption eligibility and values vary by state and locality. Enable a relevant exemption and enter the qualified dollar reduction shown by the local authority. The calculator does not guess benefits based on age, veteran status, ownership, income, disability, or residency. A custom exemption field can model another approved reduction.
Compare Property Tax Across States
The comparison section applies selected state effective rates to the same taxable-value assumption. This can illustrate broad state-level differences but does not compare specific counties, local exemptions, assessment caps, or parcel classifications. Use it for initial planning, not relocation or purchase decisions by itself.
Property Tax Ranking
The ranking view sorts the same effective owner-occupied housing dataset from highest to lowest. A high effective rate does not necessarily mean a higher bill for every homeowner because property values, local services, exemptions, assessment limits, and household circumstances differ.
Year-over-Year Property Tax Comparison
Enter a prior effective rate to estimate the change caused by a rate difference while holding taxable assessed value constant. Actual bills can also change because of reassessment, market value, exemptions, levies, appeals, construction, ownership changes, or tax caps.
Mortgage Escrow Estimate
Add optional monthly mortgage principal and interest plus homeowners insurance to combine them with estimated monthly property tax. This is a simple planning total and does not include mortgage insurance, HOA dues, flood insurance, lender reserves, escrow shortages, or other housing costs unless included manually elsewhere.
Save, Share, Copy, and Print
Calculations update instantly. Copy a plain-text summary, create a URL containing the main assumptions, save up to 20 results in local browser storage, or print the page and choose Save as PDF. Saved entries remain only on the current device and are removed when browser storage is cleared.
Verify with the Local Assessor
Property tax law and parcel data are local and change over time. Verify market and assessed values, classification, rates, exemptions, deadlines, and payment schedules with the county or municipal assessor and current tax bill. This tool provides an educational estimate and does not provide tax, legal, real-estate, or financial advice.
Planning a home purchase? Compare upfront cash with the Down Payment Calculator, review ownership and rental assumptions with the Rent vs Buy Calculator, or inspect monthly principal and interest using the Amortization Schedule Calculator.