Property Tax by State (2024): Every State Ranked

Across the 3,137 counties with 2024 data in the U.S. Census Bureau's American Community Survey, the average county's median property-tax bill is $1,993 a year, or $3,691 once counties are weighted by the number of homes each one holds. The county medians are the Bureau's; the averaging is ours. State-level rates in this guide are aggregated from that same county-level data. See our methodology.

NJ

2.11%
IL

2.01%
CT

1.81%
NH

1.66%
VT

1.59%
NY

1.55%
TX

1.49%
NE

1.49%
WI

1.42%
IA

1.39%
OH

1.31%
PA

1.3%

What this shows New Jersey leads the nation, while Hawaii sits at the bottom, a spread of 7.8×.

Why Property Taxes Differ by State

Property taxes are set locally, not at the federal level, which means every county and municipality has its own rate. But state-level policies create massive differences in the overall burden. States that rely heavily on property taxes for school funding, like New Jersey and Illinois, tend to have the highest rates. States with other major revenue sources, such as oil revenue in Alaska or tourism taxes in Hawaii, can keep property taxes low.

Assessment practices also matter. Some states assess properties at full market value, while others use a fraction. States with assessment caps, like California's Proposition 13, can keep taxes low for long-term homeowners even as home values rise, though this creates disparities between newer and older homeowners.

Every State Ranked by Effective Property Tax Rate

All 51 rows in the Census ACS 2024 state table, ordered from the lowest effective rate to the highest. Effective rate is median tax paid divided by median home value; each state name links to its county-level breakdown.

#	State	Effective Rate	Median Tax	Median Home Value
1	Hawaii	0.27%	$2,239	$839,100
2	Alabama	0.38%	$788	$209,900
3	Nevada	0.47%	$2,027	$435,400
4	Arizona	0.48%	$1,879	$394,500
5	Colorado	0.48%	$2,602	$539,400
6	South Carolina	0.48%	$1,251	$259,000
7	Idaho	0.49%	$2,038	$418,600
8	Delaware	0.50%	$1,768	$352,000
9	Tennessee	0.50%	$1,442	$286,700
10	Utah	0.52%	$2,525	$489,400
11	West Virginia	0.53%	$865	$162,600
12	Arkansas	0.55%	$1,040	$188,000
13	Louisiana	0.55%	$1,180	$216,500
14	Wyoming	0.57%	$1,767	$309,700
15	District of Columbia	0.58%	$4,312	$737,100
16	North Carolina	0.66%	$1,896	$288,900
17	California	0.70%	$5,124	$734,700
18	New Mexico	0.70%	$1,731	$248,100
19	Mississippi	0.72%	$1,215	$169,800
20	Montana	0.72%	$2,693	$375,800
21	Virginia	0.73%	$2,790	$383,700
22	Indiana	0.74%	$1,614	$218,200
23	Kentucky	0.75%	$1,544	$205,600
24	Florida	0.76%	$2,730	$359,000
25	Georgia	0.77%	$2,341	$303,300
26	Oklahoma	0.80%	$1,599	$199,800
27	Oregon	0.81%	$3,876	$477,600
28	Washington	0.81%	$4,556	$564,600
29	Missouri	0.85%	$1,948	$230,300
30	Maryland	0.97%	$4,093	$419,900
31	North Dakota	0.99%	$2,468	$249,900
32	Maine	1.02%	$3,036	$296,600
33	Minnesota	1.02%	$3,357	$329,300
34	South Dakota	1.06%	$2,724	$257,400
35	Massachusetts	1.07%	$5,992	$562,100
36	Alaska	1.11%	$3,901	$352,900
37	Rhode Island	1.21%	$4,900	$404,200
38	Michigan	1.25%	$2,904	$231,600
39	Kansas	1.29%	$2,798	$217,200
40	Pennsylvania	1.30%	$3,311	$254,500
41	Ohio	1.31%	$2,822	$214,800
42	Iowa	1.39%	$2,897	$208,000
43	Wisconsin	1.42%	$3,792	$266,500
44	Nebraska	1.49%	$3,549	$238,600
45	Texas	1.49%	$4,232	$283,800
46	New York	1.55%	$6,582	$423,800
47	Vermont	1.59%	$5,039	$316,600
48	New Hampshire	1.66%	$6,667	$402,500
49	Connecticut	1.81%	$6,643	$366,900
50	Illinois	2.01%	$5,298	$263,300
51	New Jersey	2.11%	$9,590	$454,400

Low property tax states often share common characteristics: alternative revenue sources (tourism, natural resources, sales tax), smaller local government budgets, or assessment caps that limit how quickly tax bills can grow. However, lower property taxes don't always mean lower overall taxes, many of these states make up the difference elsewhere.

At the other end, states near the bottom of this table typically fund a larger share of public education through local property taxes. New Jersey, for example, funds one of the nation's top-ranked public school systems largely through property tax revenue. Illinois counties face a combination of school districts, park districts, and municipal taxing bodies that stack rates higher.

The Full Picture: Total Tax Burden

Property taxes are just one piece of the total tax picture. States without income taxes, like Texas, Florida, and Nevada, often have higher property tax rates to compensate. States with high income taxes, like California and New York, may have moderate property tax rates but a heavier overall burden.

When evaluating where to live or buy a home, consider the full tax picture: property taxes, state income tax, sales tax, and any local taxes. Our property tax calculator can help you estimate your specific burden in any county.

How to Use This Data

State-level averages are useful for broad comparisons, but property taxes are ultimately local. Two counties in the same state can have very different rates. For example, within a single state, effective rates can vary from under 0.5% to over 2%.

For county-level detail, browse our state pages which list every county's median tax, home value, and effective rate. You can also check our lowest tax and highest tax county rankings for the extremes.

Frequently Asked Questions

Which state has the lowest property taxes?

Based on Census ACS 2024 data, Hawaii has the lowest effective property tax rate in the country at 0.27%. Effective rates account for exemptions and assessment ratios, making them the most accurate comparison metric across states.

Which state has the highest property taxes?

New Jersey has the highest effective property tax rate at 2.11%, with median annual taxes of $9,590. High property taxes often reflect strong local school funding and municipal services.

What is the average property tax rate in the US?

The national average effective property tax rate is 0.92%, averaged across every county with published ACS 2024 data, though it varies enormously: 54 counties sit below 0.3% while the highest reaches 3.56%. Your actual rate depends on your county, local tax levies, and any exemptions you qualify for.

Do lower property taxes mean a lower cost of living?

Not necessarily. States with low property taxes often compensate with higher income taxes, sales taxes, or fewer public services. For example, some low-property-tax states have no income tax but higher sales taxes. The total tax burden is what matters for cost-of-living comparisons.

Can property tax rates change significantly year to year?

Yes. Local governments adjust mill rates annually based on budget needs and property value reassessments. A sharp increase in home values without a rate adjustment can still raise your tax bill. Some states cap annual increases, California's Proposition 13 limits assessed value increases to 2% per year.

How do homestead exemptions affect property taxes?

Homestead exemptions reduce the taxable value of your primary residence, directly lowering your tax bill. Most states offer some form of homestead exemption, ranging from a few thousand dollars to $50,000 or more off assessed value. Some states also offer additional exemptions for seniors, veterans, and disabled homeowners.

Turn the state benchmark into a local comparison

Use the state rate to narrow the field, then check the county and the home value you actually mean.

Compare all 2024 state benchmarks on one consistent effective-rate definition. Browse state profiles
Move to county data before treating a state median as a local tax estimate. Compare counties
Model a specific home value and county instead of applying the state rate directly. Open the calculator

This guide describes published Census medians and derived rates; it does not determine an assessment, exemption, or tax obligation.

PlainPropertyTax is rendered directly from the U.S. Census Bureau's American Community Survey (ACS) 5-year estimates, no number is typed in by an editor. This guide's state rankings and rates are computed directly from Census ACS table B25103 (Median Real Estate Taxes Paid) and B25077 (Median Home Value); effective rate = median taxes paid ÷ median home value. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of 2026-08-09.

This content is for informational purposes only and does not constitute financial advice. Property tax rates change annually. Consult your county tax assessor's office for current rates and a tax professional for advice specific to your situation.

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