Property tax by state is one of the first things homeowners compare when they are deciding where to live, buying a home, or simply staring at a bill that jumped. The honest answer is that it varies enormously. The typical homeowner pays around $4,271 a year, but that runs from about $1,000 in the lowest states to nearly $10,000 in the highest. This guide compares how property tax by state actually works across all 50 states, and links you to a detailed, current guide for your own state.
Quick Facts: Property Tax by State
Here are the property tax by state facts most homeowners want first.
- The typical U.S. homeowner pays about $4,271 a year in property tax (2024 data).
- The highest average bills are in New Jersey (about $9,767); the lowest are in West Virginia (about $1,044).
- New Jersey also has the highest effective rate, while Hawaii has the lowest — its very high home values keep the rate down.
- Property tax makes up about 29% of all state and local taxes, and about 70% of local taxes — it is what funds your schools, roads, and services.
- No U.S. state has zero property tax. “No property tax” searches really mean low-rate states, or states with no STATE-level tax (it is almost all local).
- Because it is set locally, two homes in the same state can have very different bills depending on the county and school district.
How Property Tax by State Is Set
Your property tax by state is built from two pieces, not one. Understanding them explains why two homeowners can pay very different amounts for similar houses.
The first piece is your home’s assessed value — what the local assessor says your property is worth for tax purposes. The second is the tax rate (often called the mill rate or millage), which is set by your county, city, and school district combined. Your bill is roughly the assessed value times the rate, minus any exemptions you qualify for. Because the rate is set locally, the state you live in is only part of the story — the county and school district you live in can swing your bill by thousands of dollars.
Property Tax by State: Highest vs Lowest
The table below shows the national picture and the extremes. These are current, verified figures, but they are averages — your own bill depends on your home’s value and your local rate. You will find your state’s exact, current figure in its full guide, linked further down.
| Measure | Figure | What it means |
|---|---|---|
| Typical U.S. bill (average) | ~$4,271 / yr | Average annual bill on an owner-occupied home (2024 data) |
| Highest average bill | New Jersey ~$9,767 | High home values plus high local rates |
| Lowest average bill | West Virginia ~$1,044 | Low home values and low rates |
| Highest effective rate | New Jersey | The rate itself is highest, not just the bill |
| Lowest effective rate | Hawaii | Very high home values keep the rate low |
| States with no property tax | None | Every state levies it — see the myth below |
Figures above are verified national averages from public data (2024 ACS / Tax Foundation / NAHB). They are not your final bill. Open your state’s guide below for the exact, current rate and typical bill where you live.
Why Some States Cost So Much More
Three things drive most of the gap between a cheap state and an expensive one. The first is home values: a modest rate on a $700,000 home still produces a large bill, which is why high-cost states often top the list. The second is how much local government relies on property tax to fund schools and services — some states lean on it heavily, others use income or sales tax instead. The third is exemptions and caps: many states protect homeowners with homestead exemptions, senior freezes, or assessment caps that quietly lower the real bill. Together, these three forces explain most property tax by state differences.
The “No Property Tax” Myth, Explained
One of the most common searches is for states with no property tax — and the honest answer is that there are none. Every U.S. state levies property tax, because it is mainly a local tax that funds local schools and services. What people usually mean is one of three things: states with the lowest effective rates, states with no STATE-level property tax (most states, since it is set locally), or states with generous homestead, senior, and veteran exemptions that shrink the bill. If a low bill is your goal, focus on the rate and the exemptions, not a state that has magically abolished the tax. It is the single biggest misconception in any property tax by state comparison.
Lowering your tax bill? Check your home insurance too.
Property tax isn’t the only home cost worth a second look. Many homeowners are overpaying for home insurance without knowing it — comparing quotes is a fast way to keep more of your money.
How to Lower Your Property Tax Bill
Wherever you land on the property tax by state map, you have more control than most homeowners realize. First, check your exemptions — homestead, senior, veteran, and disability exemptions can quietly cut your bill, and many people never claim the ones they qualify for. Second, review your assessment: if your home is valued too high, you can appeal, and the deadline is short and set by your county. Third, after any change, understand your escrow so a reassessment does not surprise you. Your state guide walks through which of these apply where you live.
Find Your State’s Property Tax
Use the property tax by state directory below. Pick your state for a detailed guide with the current effective rate, the typical bill, the main exemptions, and how to appeal if you think your assessment is too high.
Alaska
Arizona
Arkansas
California
Colorado
Connecticut
Delaware
Florida
Georgia
Hawaii
Idaho
Illinois
Indiana
Iowa
Kansas
Kentucky
Louisiana
Maine
Maryland
Massachusetts
Michigan
Minnesota
Mississippi
Missouri
Montana
Nebraska
Nevada
New Hampshire
New Jersey
New Mexico
New York
North Carolina
North Dakota
Ohio
Oklahoma
Oregon
Pennsylvania
Rhode Island
South Carolina
South Dakota
Tennessee
Texas
Utah
Vermont
Virginia
Washington
West Virginia
Wisconsin
Wyoming
Think your bill is too high? See how to appeal →
Frequently Asked Questions
Which state has the highest property tax?
New Jersey has both the highest average bill (about $9,767 a year) and the highest effective rate. Illinois is close behind on the rate. New York and Connecticut also rank near the top, especially in high-value areas.
Which state has the lowest property tax?
By dollar amount, West Virginia and Alabama have some of the lowest average bills (around $1,000 or less). By rate, Hawaii is the lowest in the country, though its high home values mean the actual bill is not as small as the rate suggests.
Which states have no property tax?
None. Every U.S. state levies property tax because it is mainly a local tax. Some states have no state-level property tax (most, since it is set by counties and school districts), and some offer generous exemptions — but the tax itself exists everywhere.
Why is my property tax so different from my neighbor’s or another state’s?
Because it is local. Your bill depends on your home’s assessed value, your combined county, city, and school-district rate, and any exemptions you claim. Two similar homes in different counties — even in the same state — can pay very different amounts.
Sources & How to Verify
The figures here come from official and authoritative sources. Property tax rates and typical bills reset every year and vary by county and school district, so always confirm the current figure for your area with your county assessor. Know Property Tax is an independent educational resource, not a government agency or a tax-appeal service.
- Tax Foundation: taxfoundation.org — property taxes by state & county
- U.S. Census Bureau: census.gov — median property tax paid and home values (ACS)
- NAHB Eye on Housing: eyeonhousing.org — average annual real-estate-tax bills by state
- Your county assessor & state Department of Revenue: search “[your county] assessor” for your exact rate, exemptions, and appeal deadline
Informational only — not legal, tax, or financial advice. Know Property Tax is an independent educational resource, not a government agency, a county assessor, or a tax-appeal service. Property tax rates, typical bills, exemption amounts, and deadlines change every year and vary by state, county, and school district, and any figure here is an average or estimate. Always confirm your rate, any exemption, and any deadline with your county assessor before you act.