Property tax calculator: estimate your annual bill
Pick your county, enter your home value, and see your estimated yearly property tax, how it compares with the rest of your state, and what a lower assessment would save. Covers every US state and DC, from sourced county data.
Pick your state and county and enter your home value. Your estimate shows up here.
An estimate, not a tax bill. Effective rates are county medians of taxes paid divided by home value (Tax Foundation 2025, ACS 2020-2024). Your bill depends on your exemptions, school district and local levies.
How property tax is calculated
Property tax is your property's taxable value times the local tax rate. The taxable value starts with the assessor's assessed value and drops by any exemptions, such as a homestead exemption. Rates are often posted in mills: 1 mill is $1 of tax per $1,000 of value, so 20 mills is 2%.
Because assessment ratios and exemptions vary so much, we use each county's effective rate: the median property tax homeowners there pay divided by the median home value. It is the fairest like-for-like number across counties.
If the estimate looks high
The one number you can change is the assessed value. If your assessor values your home above what similar nearby homes sell for, an appeal can lower the bill every year after. Run the free check on your address to see whether your assessment looks high, or read the appeal guide for your county. Ready to write to the board? Start from our property tax appeal letter template.
Property tax calculator by state
Average effective rate by state, highest first. Each state page lists every county's rate.
Property tax calculator FAQs
How is property tax calculated?
Your local government applies a tax rate to your property's assessed value, then subtracts any exemptions you qualify for. A rate of 20 mills is 2% of the taxable value. This calculator uses the county's typical effective rate, which is the median tax paid divided by the median home value, so it works without knowing your exact mill rate.
What is an effective property tax rate?
It is the tax a homeowner actually pays as a share of the home's market value. It differs from the posted rate because assessment ratios, exemptions and caps change what the bill is applied to. Effective rates make counties comparable.
How accurate is this property tax estimate?
It is a typical-owner estimate based on county medians. Your own bill can differ because of exemptions, your school district and other local levies, and how your county assessed your home. Use your tax bill or assessment notice for the exact figure.
What if my property tax bill is higher than the estimate?
Compare your assessed value with recent sales of similar nearby homes. If your assessment looks high, you can appeal it. Appeals are filed by the homeowner with the county or local board, and the deadline depends on where you live.
Does a lower assessment lower my tax bill?
Yes. Your bill is the assessed value times the tax rate, so a lower assessed value lowers the bill by the same percentage at the same rate. The calculator shows what 5%, 10% and 15% lower would save.
Source: Tax Foundation 2025 (ACS 2020-2024 median taxes paid / median home value), taxfoundation.org. California uses the 1% base levy on assessed value from the California State Board of Equalization, Publication 29. Grove Hopper is a research tool with reminders and document preparation. We are not attorneys, accountants or a tax firm. Estimates are not tax bills.