Property Taxes by State, Ranked: Lowest to Highest (2026)
FAHAQ Study · Updated 2026-07-19 · 2026 data
Every US state ranked by average effective property tax rate — from Hawaii's rock-bottom rate to New Jersey at the top.
Property tax is the biggest recurring cost of owning a home, and it varies enormously by state. We ranked all 51 jurisdictions by their average effective property tax rate (annual real-estate tax as a share of home value). Hawaii is the cheapest at 0.27%; New Jersey is the steepest at 2.11%.
| # | State | Effective rate | Median-home tax |
|---|---|---|---|
| 1 | Hawaii | 0.27% | $2,239 on $839,100 |
| 2 | Alabama | 0.38% | $788 on $209,900 |
| 3 | Nevada | 0.47% | $2,027 on $435,400 |
| 4 | Arizona | 0.48% | $1,879 on $394,500 |
| 5 | Colorado | 0.48% | $2,602 on $539,400 |
| 6 | South Carolina | 0.48% | $1,251 on $259,000 |
| 7 | Idaho | 0.49% | $2,038 on $418,600 |
| 8 | Delaware | 0.50% | $1,768 on $352,000 |
| 9 | Tennessee | 0.50% | $1,442 on $286,700 |
| 10 | Utah | 0.52% | $2,525 on $489,400 |
| 11 | West Virginia | 0.53% | $865 on $162,600 |
| 12 | Arkansas | 0.55% | $1,040 on $188,000 |
| 13 | Louisiana | 0.55% | $1,180 on $216,500 |
| 14 | Wyoming | 0.57% | $1,767 on $309,700 |
| 15 | District of Columbia | 0.58% | $4,312 on $737,100 |
| 16 | North Carolina | 0.66% | $1,896 on $288,900 |
| 17 | California | 0.70% | $5,124 on $734,700 |
| 18 | New Mexico | 0.70% | $1,731 on $248,100 |
| 19 | Mississippi | 0.72% | $1,215 on $169,800 |
| 20 | Montana | 0.72% | $2,693 on $375,800 |
| 21 | Virginia | 0.73% | $2,790 on $383,700 |
| 22 | Indiana | 0.74% | $1,614 on $218,200 |
| 23 | Kentucky | 0.75% | $1,544 on $205,600 |
| 24 | Florida | 0.76% | $2,730 on $359,000 |
| 25 | Georgia | 0.77% | $2,341 on $303,300 |
| 26 | Oklahoma | 0.80% | $1,599 on $199,800 |
| 27 | Oregon | 0.81% | $3,876 on $477,600 |
| 28 | Washington | 0.81% | $4,556 on $564,600 |
| 29 | Missouri | 0.85% | $1,948 on $230,300 |
| 30 | Maryland | 0.97% | $4,093 on $419,900 |
| 31 | North Dakota | 0.99% | $2,468 on $249,900 |
| 32 | Maine | 1.02% | $3,036 on $296,600 |
| 33 | Minnesota | 1.02% | $3,357 on $329,300 |
| 34 | South Dakota | 1.06% | $2,724 on $257,400 |
| 35 | Massachusetts | 1.07% | $5,992 on $562,100 |
| 36 | Alaska | 1.11% | $3,901 on $352,900 |
| 37 | Rhode Island | 1.21% | $4,900 on $404,200 |
| 38 | Michigan | 1.25% | $2,904 on $231,600 |
| 39 | Kansas | 1.29% | $2,798 on $217,200 |
| 40 | Pennsylvania | 1.30% | $3,311 on $254,500 |
| 41 | Ohio | 1.31% | $2,822 on $214,800 |
| 42 | Iowa | 1.39% | $2,897 on $208,000 |
| 43 | Wisconsin | 1.42% | $3,792 on $266,500 |
| 44 | Nebraska | 1.49% | $3,549 on $238,600 |
| 45 | Texas | 1.49% | $4,232 on $283,800 |
| 46 | New York | 1.55% | $6,582 on $423,800 |
| 47 | Vermont | 1.59% | $5,039 on $316,600 |
| 48 | New Hampshire | 1.66% | $6,667 on $402,500 |
| 49 | Connecticut | 1.81% | $6,643 on $366,900 |
| 50 | Illinois | 2.01% | $5,298 on $263,300 |
| 51 | New Jersey | 2.11% | $9,590 on $454,400 |
Each row links to that state’s full FAHAQ calculator. Figures are for 2026.
Methodology
Each state's average effective property tax rate is median real-estate tax paid divided by median home value, from WalletHub's 2026 "Property Taxes by State" analysis of U.S. Census Bureau American Community Survey data, cross-checked against the Tax Foundation. These are statewide averages — property tax is levied by counties, cities and school districts, so local rates differ, often substantially. The "median-home tax" column applies each state's rate to its own median home value. States are ranked ascending, lowest effective rate first.
Sources
- ·WalletHub — Property Taxes by State (2026)
- ·Tax Foundation — Property Taxes by State and County
- ·U.S. Census Bureau — American Community Survey (owner-occupied home values)
Frequently asked questions
Which state has the lowest property taxes?
Hawaii has the lowest average effective property tax rate in the country at 0.27% of home value per year. Alabama and other Southern and Mountain-West states also rank near the bottom.
Which state has the highest property taxes?
New Jersey has the highest average effective property tax rate at 2.11%, followed by Illinois and other Northeast and Midwest states.
Are these the exact rates I will pay?
No. These are statewide averages. Property tax is set locally by counties, cities and school districts, so two identical homes in different counties of the same state can owe very different amounts. Always verify with your county assessor.
How is the effective property tax rate calculated?
It is the median annual real-estate tax paid divided by the median home value in the state. That produces a single comparable percentage per state, even though homeowners are actually billed a local millage rate on assessed value.