Wealthy PotAverage Property Tax in the US: What Homeowners Pay, by State
The typical American homeowner paid $3,211 in property tax in 2024. That is the median real estate tax paid by owner-occupied households in the Census Bureau's 2024 American Community Survey (ACS), the latest year available. The average is higher, about $4,271 per owner-occupied home by our calculation, because a minority of very large bills pulls the mean up. Set against the median home value of $360,600, the typical bill works out to about 0.89% of value a year. The range between states is wide: a median of $9,358 in New Jersey against $881 in West Virginia. This page covers every state, how bills are figured, the relief available to seniors, and the federal deduction cap.
Table of Contents
The Short Answer
- $3,211 was the median property tax paid by US homeowners in 2024 (Census ACS), up 5.0% from $3,057 in 2023.
- The average (mean) was about $4,271 per owner-occupied home, our calculation from the ACS aggregate.
- Homes with a mortgage had a median bill of $3,580; homes owned free and clear, $2,663.
- New Jersey has the highest median at $9,358; West Virginia ($881) and Alabama ($890) the lowest.
- As a share of home value, the typical bill is about 0.89% nationally, from about 1.9% in Illinois and New Jersey to 0.27% in Hawaii (our calculation).
- The federal SALT deduction cap is $40,000 for 2025 and $40,400 for 2026 under the One Big Beautiful Bill, and it shrinks for incomes above $500,000 (2025) or $505,000 (2026).
Median vs Average Property Tax
The ACS asks every owner-occupied household in its sample how much it pays in real estate taxes on the whole property, land and buildings, to all taxing bodies: county, city, school district and any special assessments. The Census Bureau then publishes a median and an aggregate total, which lets us compute a mean.
| Measure, United States, 2024 | Amount |
|---|---|
| Median real estate taxes, all owner-occupied homes | $3,211 |
| Median, homes with a mortgage | $3,580 |
| Median, homes without a mortgage | $2,663 |
| Average per owner-occupied home (our calculation) | $4,271 |
| Average among homes that pay any property tax (our calculation) | $4,506 |
| Owner-occupied homes reporting no real estate tax | 5.2% |
| Median home value (owner estimate) | $360,600 |
Use the median if you want to know what a typical owner pays. The mean is about a third higher because of expensive homes in high-tax areas: in 17 counties, including Westchester and Nassau in New York, Bergen and Morris in New Jersey, and Marin and Santa Clara in California, the median bill is $10,000 or more, the top of the Census scale. At the other end, the median in St. Landry Parish, Louisiana is $365.
The gap between mortgaged and paid-off homes is not a discount for owning outright. The two groups differ in home value and location: by our calculation from the ACS aggregates, the average paid-off home is worth about $433,000, against about $513,000 for a mortgaged home. A cheaper home usually carries a smaller bill.
Property Tax by State
The table lists every state and DC. "Median tax" is the Census figure; "average tax" and "effective rate" are our calculations from the same survey. The effective rate here divides the median tax by the median home value. It is a rough guide to how heavily homes are taxed, not the rate printed on any tax bill.
| State | Median property tax | Average property tax (our calc.) | Median home value | Effective rate (our calc.) |
|---|---|---|---|---|
| Alabama | $890 | $1,052 | $233,300 | 0.38% |
| Alaska | $3,976 | $3,647 | $376,500 | 1.06% |
| Arizona | $1,828 | $2,138 | $426,000 | 0.43% |
| Arkansas | $1,113 | $1,395 | $215,600 | 0.52% |
| California | $5,369 | $6,865 | $759,500 | 0.71% |
| Colorado | $2,828 | $3,516 | $574,600 | 0.49% |
| Connecticut | $6,573 | $7,498 | $396,900 | 1.66% |
| Delaware | $1,750 | $2,157 | $371,600 | 0.47% |
| District of Columbia | $4,594 | $5,772 | $733,400 | 0.63% |
| Florida | $2,993 | $3,909 | $396,900 | 0.75% |
| Georgia | $2,554 | $3,112 | $343,300 | 0.74% |
| Hawaii | $2,385 | $3,227 | $875,900 | 0.27% |
| Idaho | $1,912 | $2,269 | $446,400 | 0.43% |
| Illinois | $5,399 | $6,163 | $280,700 | 1.92% |
| Indiana | $1,798 | $2,161 | $243,500 | 0.74% |
| Iowa | $2,937 | $3,376 | $227,300 | 1.29% |
| Kansas | $2,983 | $3,491 | $238,700 | 1.25% |
| Kentucky | $1,611 | $1,916 | $226,000 | 0.71% |
| Louisiana | $1,187 | $1,448 | $223,200 | 0.53% |
| Maine | $3,103 | $3,700 | $341,900 | 0.91% |
| Maryland | $4,144 | $4,619 | $436,300 | 0.95% |
| Massachusetts | $6,080 | $6,853 | $607,400 | 1.00% |
| Michigan | $2,988 | $3,428 | $254,200 | 1.18% |
| Minnesota | $3,501 | $3,842 | $344,600 | 1.02% |
| Mississippi | $1,221 | $1,238 | $186,500 | 0.65% |
| Missouri | $2,021 | $2,520 | $254,400 | 0.79% |
| Montana | $2,939 | $3,166 | $425,400 | 0.69% |
| Nebraska | $3,739 | $4,155 | $263,100 | 1.42% |
| Nevada | $2,143 | $2,727 | $455,500 | 0.47% |
| New Hampshire | $6,707 | $7,003 | $458,800 | 1.46% |
| New Jersey | $9,358 | $9,767 | $496,000 | 1.89% |
| New Mexico | $1,776 | $2,000 | $279,900 | 0.63% |
| New York | $6,542 | $7,573 | $449,800 | 1.45% |
| North Carolina | $2,044 | $2,513 | $333,000 | 0.61% |
| North Dakota | $2,550 | $2,846 | $266,100 | 0.96% |
| Ohio | $2,937 | $3,619 | $239,800 | 1.22% |
| Oklahoma | $1,672 | $2,095 | $222,100 | 0.75% |
| Oregon | $3,895 | $4,467 | $497,500 | 0.78% |
| Pennsylvania | $3,214 | $3,851 | $277,600 | 1.16% |
| Rhode Island | $4,886 | $5,338 | $455,700 | 1.07% |
| South Carolina | $1,337 | $1,722 | $299,500 | 0.45% |
| South Dakota | $2,940 | $3,162 | $289,600 | 1.02% |
| Tennessee | $1,488 | $1,903 | $332,600 | 0.45% |
| Texas | $4,108 | $4,897 | $313,200 | 1.31% |
| Utah | $2,648 | $2,848 | $545,200 | 0.49% |
| Vermont | $5,026 | $5,600 | $352,800 | 1.42% |
| Virginia | $2,872 | $3,784 | $403,500 | 0.71% |
| Washington | $4,729 | $5,356 | $602,200 | 0.79% |
| West Virginia | $881 | $1,044 | $170,800 | 0.52% |
| Wisconsin | $3,680 | $4,037 | $294,700 | 1.25% |
| Wyoming | $1,947 | $2,750 | $339,500 | 0.57% |
| United States | $3,211 | $4,271 | $360,600 | 0.89% |
Dollar amounts mostly track home values and local reliance on property tax. California's median bill ($5,369) is among the highest in dollars mainly because its homes are worth more than any state's except Hawaii's; its effective rate, 0.71%, is below the national figure. Texas has a median bill of $4,108 on a median home worth $313,200. For prices behind these numbers, see the average home price by state.
Effective Property Tax Rate: Highest and Lowest States
| Highest effective rate | Rate | Lowest effective rate | Rate |
|---|---|---|---|
| Illinois | 1.92% | Hawaii | 0.27% |
| New Jersey | 1.89% | Alabama | 0.38% |
| Connecticut | 1.66% | Arizona | 0.43% |
| New Hampshire | 1.46% | Idaho | 0.43% |
| New York | 1.45% | South Carolina | 0.45% |
Measured this way, Illinois edges past New Jersey, because Illinois homes are worth far less ($280,700 median) for a similar bill. Hawaii has the highest home values in the country and the lowest rate. An alternative method, total taxes divided by total home value, gives the same national figure of 0.89% and the same top two: Illinois at 1.79%, then New Jersey at 1.68%.
Three things limit any state rate. Home values in the ACS are owners' own estimates. Many states cap how fast assessed values can rise, so long-time owners often pay a lower effective rate than recent buyers. And rates vary far more between towns and school districts than between states.
How Your Property Tax Bill Is Calculated
Almost every local system follows the same three steps, though the names change by state:
- Assessed value. The county or town assessor sets a value for your property. Some states tax a fraction of market value, and many limit yearly increases for a primary home.
- Exemptions. Homestead, senior, veteran and disability exemptions are subtracted from the assessed value.
- Tax rate. Each taxing body (county, city, school district, special districts) sets a rate, often stated in mills. One mill is $1 per $1,000 of taxable value.
A hypothetical example: a home assessed at $300,000 with a $50,000 homestead exemption has $250,000 of taxable value. At a combined rate of 20 mills, the bill is $250,000 x 0.020 = $5,000 a year. If the value is reassessed at $330,000 and the rate does not change, the bill rises to $5,600. That is why property tax rises in a hot housing market even when no one votes for a higher rate. If you think an assessment is too high, you can usually appeal it; your assessment notice or local assessor's office explains how and by when.
Property tax sits inside the true monthly cost of owning, alongside insurance and maintenance. Our average mortgage payment page shows how it fits with principal and interest, and rent vs buy covers whether owning pays once those costs are counted.
Property Tax Relief for Seniors
For retirees on a fixed income, a rising property tax bill can matter more than the mortgage, which is often paid off. Many states offer some relief for older homeowners, but the type and size vary a great deal: exemptions that cut taxable value, freezes that hold assessed value or tax at a base year, and rebates paid back by the state. Four examples, from each state's own government sources:
- Texas. School districts must exempt $140,000 of a residence homestead's value, plus an additional $60,000 for owners aged 65 or older or disabled (Texas Comptroller; both amounts were raised by constitutional amendments approved on November 4, 2025). School taxes on a 65-plus homestead are also subject to a limitation the Comptroller describes as a "tax ceiling or tax freeze." A surviving spouse aged 55 or older may keep the age 65 exemption.
- Florida. Counties and cities may adopt an additional homestead exemption of up to $50,000 for owners 65 or older whose household income is under a yearly indexed limit. A second local option can exempt the full assessed value for owners 65 or older who have lived in a home worth less than $250,000 for at least 25 years (Florida Department of Revenue, PT-110). Check with your county property appraiser; not every county adopts them.
- Illinois. The Senior Citizens Homestead Exemption cuts equalized assessed value by up to $8,000 in Cook and its neighboring counties, or $5,000 elsewhere. The separate Senior Citizens Assessment Freeze holds assessed value at the base year for owners 65 or older with household income of $75,000 or less for tax year 2026, rising to $77,000 for 2027 and $79,000 from 2028 (Illinois Department of Revenue).
- New Jersey. Stay NJ pays homeowners who were 65 or older during 2025 and have income up to $200,000. For the 2025 tax year, the maximum benefit is $6,500 at incomes up to $100,000, $5,000 up to $150,000 and $4,000 up to $200,000. Seniors apply for Stay NJ, Senior Freeze and ANCHOR on one form, PAS-1; the deadline for the 2025 application is November 2, 2026 (NJ Division of Taxation).
Most of these programs are not automatic. You apply to the county appraiser or assessor, or to the state, and some require renewal each year. If you are planning a move in retirement, the state table above is only a starting point: senior exemptions can change the picture for a specific buyer. For the income side of the budget, see average retirement income.
Deducting Property Tax: The SALT Cap in 2025 and 2026
Property tax on your home is deductible on your federal return only if you itemize, and only within the cap on state and local taxes (SALT), which covers property tax plus state and local income tax (or sales tax) combined. The One Big Beautiful Bill Act (Public Law 119-21, section 70120) raised the cap from $10,000:
| Tax year | SALT cap | Married filing separately | Cap starts shrinking above MAGI of |
|---|---|---|---|
| 2025 | $40,000 | $20,000 | $500,000 ($250,000 MFS) |
| 2026 | $40,400 | $20,200 | $505,000 ($252,500 MFS) |
| 2027 to 2029 | Rises 1% a year | Half | Rises 1% a year |
| 2030 onward | $10,000 | $5,000 | No phase-down |
Above the income threshold, the cap falls by 30% of the excess, but never below $10,000 ($5,000 married filing separately). A hypothetical 2026 example: with modified adjusted gross income of $550,000, the excess is $45,000, so the cap falls by $13,500 to $26,900. By our arithmetic, the cap hits the $10,000 floor at about $606,333 of MAGI in 2026 ($600,000 in 2025).
Two practical points from IRS Publication 530. If you pay through escrow, you deduct only the tax the lender actually paid to the taxing authority during the year, which your tax bill or the lender's year-end statement shows. And the higher cap only helps if your itemized deductions beat the standard deduction; see the 2026 tax brackets and standard deduction to compare.
Paying Through Escrow
Most mortgage borrowers do not pay the tax bill directly. The lender sets up an escrow (or impound) account, collects part of each monthly payment, and pays the property tax and insurance when due. The Consumer Financial Protection Bureau notes that many lenders require it. Federal rules (Regulation X, 12 CFR 1024.17) set the limits:
- The servicer may hold a cushion of no more than one-sixth of the estimated yearly payments from the account, roughly two months' worth.
- The servicer must analyze the account at the end of each escrow year and send you a statement.
- A surplus of $50 or more must be refunded within 30 days of the analysis. A shortage is usually spread over the following year's payments, which is why monthly payments jump after a reassessment.
For the median bill of $3,211, the tax part of an escrow payment would be about $268 a month, with a maximum cushion of about $535 (hypothetical, our arithmetic). Insurance is added on top; see the average home insurance cost. If you are saving to buy, lenders typically fund the escrow account at closing, so budget for that deposit as well as the down payment. Test the full payment with the mortgage calculator.
Sources & Methodology
- US Census Bureau, American Community Survey 2024 1-year, table-based summary files: tables B25103 (median real estate taxes by mortgage status), B25102 (real estate taxes paid), B25090 (aggregate real estate taxes), B25077 (median value) and B25082 (aggregate value), plus the 2023 edition of B25103 and B25077 for the yearly change.
- US Census Bureau, 2024 ACS Subject Definitions: what counts as real estate taxes and how medians are computed.
- Public Law 119-21, section 70120 (SALT cap), checked against 26 U.S.C. 164(b)(7) and IRS Publication 530 (2025).
- Texas Comptroller, Property Tax Exemptions; Florida Department of Revenue, PT-110; Illinois Department of Revenue, Property Tax Relief; New Jersey Division of Taxation, Stay NJ.
- CFPB, Regulation X, 12 CFR 1024.17 (escrow accounts) and What is an escrow or impound account?
Method notes. All property tax figures are what owners report paying in the ACS, for the whole property, and include taxes paid by someone outside the household but not back taxes from earlier years. Medians appear to exclude homes that pay no tax (our reading: Puerto Rico, where 83% of owners report none, still shows a median of $619). The average is the ACS aggregate divided by all owner-occupied homes; it matches the $4,271 published by the National Association of Home Builders from the same data. Effective rates divide the state median tax by the state median home value, so they are a ratio of two medians, not the median rate any owner pays. County medians shown as "$10,000 or more" are top-coded by Census. The 2025 ACS 1-year release has been delayed, so 2024 is the latest year. Senior relief examples are a sample, not a complete list, and local rules apply.
This article is for general information and is not tax, legal or financial advice. Figures are from the US Census Bureau, federal law, the IRS, the CFPB and the named state agencies, checked against the primary sources on 2026-10-09. Worked examples are hypothetical. Your own bill depends on your local assessor and taxing districts, and your eligibility for relief or a federal deduction depends on your circumstances; check with your county assessor or a qualified tax professional before acting.
FAQ
What is the average property tax in the US?
The median property tax paid by US homeowners was $3,211 in 2024, according to the Census Bureau's American Community Survey. The mean, by our calculation from the same survey, was about $4,271 per owner-occupied home.
What is the average property tax rate?
About 0.89% of home value nationally in 2024, by our calculation: the median tax of $3,211 divided by the median home value of $360,600. Dividing total taxes by total home value gives the same 0.89%.
Which state has the highest property tax?
New Jersey, with a median bill of $9,358 in 2024. By effective rate, Illinois (1.92%) and New Jersey (1.89%) are the highest, by our calculation.
Which state has the lowest property tax?
West Virginia has the lowest median bill at $881, just below Alabama at $890. Hawaii has the lowest effective rate, about 0.27%, because its home values are so high.
Do seniors pay less property tax?
Often, if they apply. Many states offer senior exemptions, assessment freezes or rebates. Examples: an extra $60,000 school-tax exemption in Texas for owners 65 or older, an assessment freeze in Illinois for seniors with household income up to $75,000 (tax year 2026), and Stay NJ payments of up to $6,500 in New Jersey.
Can I deduct property taxes on my federal return?
Yes, if you itemize. Property tax counts toward the state and local tax (SALT) cap of $40,000 for 2025 and $40,400 for 2026, which is reduced for modified adjusted gross income above $500,000 (2025) or $505,000 (2026), but not below $10,000.
Why did my mortgage payment go up?
Usually because the property tax or insurance in your escrow account rose. The servicer analyzes the account each year and raises the payment to cover a shortage and rebuild a cushion of up to one-sixth of the yearly bills.
Do you pay property tax after the house is paid off?
Yes. Paying off the mortgage ends the escrow account, not the tax. You then pay the county or town directly. Homes without a mortgage had a median bill of $2,663 in 2024.
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"Average Property Tax in the US: What Homeowners Pay, by State." Wealthy Pot, 2026. https://wealthypot.com/average-property-tax/
