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Property Tax Calculator by State (2026)

National average: 1.1% of home value. On a $400K home, that is $4,400/year. But rates vary from 0.3% (Hawaii) to 2.5% (NJ).

Updated Mar 2026Home0.3%-2.5% of home value
Property Tax Estimator
Estimate annual property tax by state

Property Tax Rates by State (2026)

Rate TierEffective RateStatesTax on $400K Home
Very low0.2-0.4%HI, AL, CO, LA$800-$1,600
Low0.5-0.7%SC, WV, WY, AR$2,000-$2,800
Average0.9-1.2%CA, FL, GA, NC, MO$3,600-$4,800
Above avg1.3-1.7%MI, OH, PA, NY, MA$5,200-$6,800
High1.8-2.5%TX, NJ, IL, CT, NH, WI$7,200-$10,000
How Costs Compare
16%
28%
8%
28%
20%
Very low 16%
Low 28%
Average 8%
Above avg 28%
High 20%

Smart Ways to Save on Property Tax

Get at least 3 quotes. Pricing for property tax varies significantly between contractors in the same market. The lowest bid is often lowest for a reason — ask each contractor what their quote includes and excludes. Written, itemized quotes prevent surprise charges.
Time it for the off-season. Most home service contractors are slowest from November through February. Scheduling property tax work during this window can save 10–20% on labor and get you faster project timelines.
Start with the basics. The most affordable option starts around $800. For most homeowners, starting with a standard option and upgrading later is smarter than overspending upfront on features you may not need.
Watch for hidden costs. The quoted price rarely includes permit fees, disposal costs, or site preparation. Ask specifically about these line items. Budget 15–20% above the quote for unexpected issues that only appear once work begins.
Verify licensing and insurance. Always confirm your contractor carries general liability insurance and a current state license. Ask for their certificate of insurance and license number. Unlicensed work voids most home warranties and can create liability issues if someone is injured.

What Drives Property Tax Pricing

The cost of property tax depends on several interconnected factors that can shift the final number significantly in either direction. Material quality is typically the largest variable — the gap between standard and premium options can double or triple the total project cost. Labor rates vary by region, with major metros running 30–50% higher than rural areas for identical work.

Project scope is the other major cost driver. What seems like a simple project can escalate quickly once walls are opened or existing conditions are revealed. This is why experienced contractors build contingency into their estimates, and why homeowners should too. The most common budget-breaker is changing the scope mid-project, which resets timelines and pricing.

Frequently Asked Questions

How much is property tax on a $400K home?▼
$1,600-$10,000/year depending on state. National average 1.1% = $4,400/year. Lowest: Hawaii (0.3% = $1,200). Highest: New Jersey (2.4% = $9,600).
Can I lower my property taxes?▼
Yes: challenge your assessment (30-40% of challenges succeed), apply for homestead exemptions, check for senior/veteran/disability exemptions, and appeal after a market downturn.
When are property taxes due?▼
Usually twice yearly (some states quarterly or annually). If escrowed with your mortgage, the lender pays from your monthly escrow payment.
Do property taxes go up every year?▼
Usually yes, 1-3% annually. Some states cap increases (CA Prop 13 limits to 2%/year). Reassessment after purchase can cause a jump.
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📊 Data Sources
Effective tax rates from Tax Foundation, Census Bureau, and state revenue departments. Updated March 2026.