Property Tax Calculator
Estimate what you'll owe the county each year. Enter your home value, the local assessment ratio and tax rate, and any exemptions to see your annual and monthly property tax — and your true effective rate.
Estimates are for illustration and education only — not tax advice. Assessment methods, rates, exemptions and reassessment rules vary widely by state, county and municipality.
Annual tax on a $400,000 home
The same home, taxed at different effective rates. Property tax varies enormously by location — from well under 0.5% to over 2%.
| Effective rate | Annual tax | Per month |
|---|---|---|
| 0.50% | $2,000 | $167 |
| 0.90% | $3,600 | $300 |
| 1.10% | $4,400 | $367 |
| 1.50% | $6,000 | $500 |
| 2.00% | $8,000 | $667 |
Illustrative figures rounded. Your locality's rate, assessment ratio and available exemptions determine your actual bill — always confirm with your county assessor.
How property tax is calculated
Your bill starts from an assessed value — often a percentage of market value — minus any exemptions, multiplied by the local rate. The rate may be quoted as a percentage or in "mills."
What changes your property tax bill
Two homes worth the same can owe very different tax. These are the factors that move the number — and the ones worth appealing.
Lowers your bill saves
- Homestead and senior or veteran exemptions
- A lower assessment ratio in your locality
- A successful assessment appeal
- Caps that limit annual assessment increases
Raises your bill costs
- Rising home values at reassessment
- Renovations and additions that lift assessed value
- Local levies for schools, roads or bonds
- A high municipal mill rate
Check your assessment. The single most common way to overpay is an inflated assessed value. Compare it to recent sales of similar homes nearby; if it's clearly high, most counties let you appeal — often a simple form and some comparable sales.
Budget it monthly. Property tax is usually collected once or twice a year, but it's easiest to handle as a monthly set-aside. If you have a mortgage, your lender likely escrows it into your payment — factor it in when you use our mortgage calculator.