Travis Bunn
Founder, AppealDesk · Published February 28, 2026
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Updated March 2026
Property taxes vary dramatically across the United States, with some homeowners paying five times more than others for similar homes. This comprehensive guide shows actual tax rates and average bills for all 50 states in 2026.
Effective Tax Rate = Annual Property Tax ÷ Home Value
This is the only fair way to compare states, since home values vary so much. A 1% rate on a $500,000 home ($5,000) is the same burden as 1% on a $200,000 home ($2,000).
| Rank | State | Effective Rate | Avg Annual Bill | Median Home Value |
|---|---|---|---|---|
| 1 | New Jersey | 2.21% | $9,284 | $420,000 |
| 2 | Illinois | 2.05% | $5,924 | $289,000 |
| 3 | Connecticut | 1.96% | $7,644 | $390,000 |
| 4 | New Hampshire | 1.93% | $7,332 | $380,000 |
| 5 | Vermont | 1.83% | $5,856 | $320,000 |
| 6 | Texas | 1.81% | $5,248 | $290,000 |
| 7 | Wisconsin | 1.73% | $4,152 | $240,000 |
| 8 | New York | 1.69% | $6,928 | $410,000 |
| 9 | Nebraska | 1.65% | $3,465 | $210,000 |
| 10 | Iowa | 1.52% | $2,888 | $190,000 |
Why these states are highest:
| Rank | State | Effective Rate | Avg Annual Bill | Median Home Value |
|---|---|---|---|---|
| 50 | Hawaii | 0.32% | $2,080 | $650,000 |
| 49 | Alabama | 0.40% | $1,000 | $250,000 |
| 48 | Louisiana | 0.51% | $1,326 | $260,000 |
| 47 | West Virginia | 0.55% | $990 | $180,000 |
| 46 | Delaware | 0.58% | $2,088 | $360,000 |
| 45 | South Carolina | 0.59% | $1,888 | $320,000 |
| 44 | Utah | 0.60% | $2,520 | $420,000 |
| 43 | Colorado | 0.60% | $2,700 | $450,000 |
| 42 | Nevada | 0.61% | $2,318 | $380,000 |
| 41 | Idaho | 0.63% | $2,205 | $350,000 |
Why these states are lowest:
| State | Rate | Annual Bill | State | Rate | Annual Bill |
|---|---|---|---|---|---|
| New Jersey | 2.21% | $9,284 | Missouri | 0.96% | $1,920 |
| Illinois | 2.05% | $5,924 | North Carolina | 0.86% | $2,322 |
| Connecticut | 1.96% | $7,644 | Montana | 0.84% | $2,520 |
| New Hampshire | 1.93% | $7,332 | California | 0.75% | $5,625 |
| Vermont | 1.83% | $5,856 | Kentucky | 0.83% | $1,660 |
| Texas | 1.81% | $5,248 | Wyoming | 0.61% | $1,830 |
| Wisconsin | 1.73% | $4,152 | Arkansas | 0.64% | $1,216 |
| New York | 1.69% | $6,928 | Tennessee | 0.67% | $1,742 |
| Nebraska | 1.65% | $3,465 | New Mexico | 0.78% | $1,950 |
| Iowa | 1.52% | $2,888 | Mississippi | 0.75% | $1,350 |
| Pennsylvania | 1.49% | $3,725 | Arizona | 0.66% | $2,310 |
| Ohio | 1.48% | $2,664 | Idaho | 0.63% | $2,205 |
| Michigan | 1.44% | $2,736 | Nevada | 0.61% | $2,318 |
| Rhode Island | 1.40% | $5,040 | Colorado | 0.60% | $2,700 |
| Maine | 1.28% | $3,328 | Utah | 0.60% | $2,520 |
| Minnesota | 1.11% | $3,108 | South Carolina | 0.59% | $1,888 |
| Maryland | 1.06% | $4,452 | Delaware | 0.58% | $2,088 |
| Massachusetts | 1.17% | $6,435 | West Virginia | 0.55% | $990 |
| Oregon | 0.93% | $3,720 | Louisiana | 0.51% | $1,326 |
| Kansas | 1.37% | $2,603 | Alabama | 0.40% | $1,000 |
| Florida | 0.91% | $3,185 | Hawaii | 0.32% | $2,080 |
| Georgia | 0.90% | $2,700 | |||
| North Dakota | 1.01% | $2,424 | |||
| South Dakota | 1.17% | $2,574 | |||
| Oklahoma | 0.87% | $1,653 | |||
| Virginia | 0.84% | $3,024 | |||
| Indiana | 0.84% | $1,596 | |||
| Alaska | 0.98% | $3,430 | |||
| Washington | 0.92% | $4,784 |
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These are state averages. Your actual bill depends on:
Example: Texas
Texas markets itself as low-tax, but:
Without income tax, property taxes fund everything. The burden shifts entirely to homeowners.
Counties with bond debt charge extra:
Many states allow override votes:
Tax Increment Financing freezes your rate while values rise:
Some states phase in assessment increases:
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Low tax rates don't always mean low bills:
California Paradox:
West Virginia Reality:
No matter your state:
The bottom line: Whether you're in New Jersey paying 2.21% or Hawaii paying 0.32%, make sure you're not paying more than your fair share. Even in low-tax states, assessment errors happen.
Every homeowner should review their assessment annually. In high-tax states, the stakes are higher. In low-tax states, errors are often ignored. Either way, you could be overpaying.
Data reflects 2026 tax rates and median home values. Individual experiences vary based on local rates, exemptions, and assessment practices. Always verify current rates with your local tax authority.