50-State Comparison

Average Property Tax by State (2026)

Compare average effective property tax rates across all 50 US states. See which states have the highest and lowest property taxes in 2026.

National Average

1.1%

Tax Foundation, Census Bureau ACS (2024–2025 data)

Top 5 Highest

#1New Jersey2.49%

#2Illinois2.27%

#3New Hampshire2.18%

#4Connecticut2.15%

#5Vermont1.9%

Top 5 Lowest

#1Hawaii0.28%

#2Alabama0.41%

#3Colorado0.51%

#4Louisiana0.55%

#5Delaware0.57%

Regional Averages

Northeast

1.8%

+64% vs national

Midwest

1.43%

+30% vs national

South

0.81%

-26% vs national

West

0.73%

-34% vs national

All 50 States — Ranked

Sorted from highest to lowest. The amber line shows the national average (1.1%).

#StateValuevs. National Avg

New JerseyNJ

2.49%

IllinoisIL

2.27%

New HampshireNH

2.18%

ConnecticutCT

2.15%

VermontVT

1.9%

WisconsinWI

1.85%

TexasTX

1.8%

NebraskaNE

1.73%

New YorkNY

1.72%

Rhode IslandRI

1.63%

PennsylvaniaPA

1.58%

IowaIA

1.57%

OhioOH

1.56%

MichiganMI

1.54%

KansasKS

1.41%

MaineME

1.36%

South DakotaSD

1.31%

MassachusettsMA

1.23%

AlaskaAK

1.19%

MinnesotaMN

1.12%

MarylandMD

1.07%

WashingtonWA

1.03%

North DakotaND

0.98%

MissouriMO

0.97%

OregonOR

0.97%

GeorgiaGA

0.92%

OklahomaOK

0.9%

FloridaFL

0.89%

KentuckyKY

0.86%

IndianaIN

0.85%

MontanaMT

0.84%

North CarolinaNC

0.84%

VirginiaVA

0.82%

MississippiMS

0.81%

New MexicoNM

0.8%

CaliforniaCA

0.74%

TennesseeTN

0.71%

IdahoID

0.69%

ArizonaAZ

0.62%

ArkansasAR

0.62%

WyomingWY

0.61%

NevadaNV

0.6%

UtahUT

0.58%

West VirginiaWV

0.58%

DelawareDE

0.57%

South CarolinaSC

0.57%

LouisianaLA

0.55%

ColoradoCO

0.51%

AlabamaAL

0.41%

HawaiiHI

0.28%

Source: Tax Foundation, Census Bureau ACS (2024–2025 data). Values are approximate and for educational purposes.

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Frequently Asked Questions

What is the average property tax rate in the US?

The national average effective property tax rate is approximately 1.1% of a home's assessed value. On a $416,000 home (the national median), that's about $4,576/year or $381/month. However, rates vary enormously — from 0.28% in Hawaii to 2.49% in New Jersey.

Which state has the lowest property taxes?

Hawaii has the lowest effective property tax rate at approximately 0.28%, followed by Alabama (~0.41%), Colorado (~0.51%), Louisiana (~0.55%), and South Carolina/Delaware (both ~0.57%). Note that low property tax rates don't always mean low bills — expensive homes in Hawaii still have high dollar amounts.

Which state has the highest property taxes?

New Jersey has the highest effective property tax rate at approximately 2.49%. On the state's median home value of ~$490,000, that's about $12,200/year. Illinois (~2.27%), New Hampshire (~2.18%), Connecticut (~2.15%), and Vermont (~1.90%) round out the top five.

How are property taxes calculated?

Property taxes are calculated by multiplying your home's assessed value by the local tax rate (mill rate). The assessed value is determined by your county assessor and may differ from market value. Effective tax rate = total property taxes paid / home market value. Homestead exemptions and other deductions can lower your actual bill.

Can property taxes affect where I should retire?

Absolutely. Property taxes are a major ongoing expense in retirement. On a $300,000 home, the difference between New Jersey (2.49%, ~$7,470/year) and Alabama (0.41%, ~$1,230/year) is over $6,000/year. Over a 20-year retirement, that's $120,000+. Many retirees relocate partly based on property tax rates.