Property-tax estimator
This calculator estimates a property-tax bill from a home value and an effective rate. Type a home value, then either pick your state or county to load its Census ACS average effective rate (across 51 states and the largest counties) or enter your own rate. It applies bill = value x (rate / 100) and shows the annual and monthly amount. The default rate is the US population-weighted average of 1.08%. It runs entirely in your browser.
Source: U.S. Census Bureau, American Community Survey (ACS) 2023 5-year estimates. Data as of June 2026.
How it works
The formula is intentionally simple and transparent:
annual property tax = home value x (effective rate ÷ 100)
monthly = annual ÷ 12
The effective rate is the share of a home's value paid in property tax each year. We derive each area's rate from the Census ACS (median real estate taxes paid ÷ median home value). Your own effective rate is your last bill divided by your home's value. See the methodology for the data, the county pages for local rates, and the state pages for state averages.
Frequently asked questions
How do you estimate a property-tax bill?
Multiply the home value by the effective property-tax rate: bill = value x (rate / 100). For example, a $350,000 home at a 1.1% effective rate owes about $3,850 a year. This calculator does that for you and lets you load any state's or county's average effective rate from the Census ACS, or type your own.
What rate should I use?
For the most accurate result, use your own effective rate: take last year's actual property-tax bill and divide it by your home's market value, then x100. If you don't have it, pick your county or state to load its Census ACS average effective rate, or leave it on the US average of 1.08%.
Is this my exact property-tax bill?
No. It is an estimate based on Census ACS area medians. Your actual bill depends on your home's assessed value (often different from market value), local mill rates, special assessments, and any exemptions (homestead, senior, veteran). Always verify with your county assessor or tax collector.
Why does the estimate differ from my bill?
Assessed value may be capped or lag the market; exemptions reduce the taxable base; and rates differ by school district, city and special districts within a county. The ACS effective rate is an area median across owner-occupied homes, so individual homes routinely land above or below it.
Go deeper
Estimate only, based on Census ACS area medians (2019-2023 (ACS 2023 5-year)) — not a valuation or your individual bill. Verify with your county assessor or tax collector. See our disclaimer.
Last updated: 2026-06-20