The bill on the house.
Annual and monthly property tax from your assessed value and the rate your county actually charges.
Property tax rates are set locally; enter the rate from your assessment notice for a figure you can rely on.
| Assessed value | $420,000 |
| Taxable value | $420,000 |
| Rate applied | 1.1% |
| Annual tax | $4,620 |
| Monthly escrow | $385 |
Assessment ratios, homestead caps and special district levies vary by county — treat this as the shape of the bill, not the bill itself.
Why the same house costs twice as much one state over
Property tax is the most local tax in America, and the least standardised. Your bill is the taxable value of the property multiplied by a combined rate assembled from county, municipal, school district and special levies — schools usually being the largest single share. Nothing about it is set nationally, which is why effective rates range from under 0.4% in Hawaii and Alabama to well above 2% in New Jersey and Illinois.
Taxable value is rarely the same as market value. Many states apply an assessment ratio — taxing only a fixed percentage of appraised value — and then subtract exemptions: homestead exemptions for owner-occupiers, and additional relief for seniors, veterans and people with disabilities. Some states also cap how fast assessed value may rise in a year, so a long-time owner and a new neighbour can pay very different amounts on identical houses.
For most owners the bill arrives through escrow, one twelfth at a time inside the mortgage payment. That makes it easy to miss a reassessment until the monthly payment jumps. If your assessed value looks out of step with comparable sales, every state has an appeal process with a filing window — usually weeks, not months, after the notice.
Because the rate is the variable that matters most, this calculator asks for it directly rather than guessing from a state average. It is printed on your assessment notice, and nearly every county now publishes current millage rates online.
Common questions
Where do I find my local tax rate?
On your annual assessment or tax notice, and on your county assessor’s website. It may be quoted as a percentage or as a millage rate — 11 mills is 1.1%.
What is an assessment ratio?
The share of appraised value that is actually taxed. If your state assesses at 40% of market value, enter 40 and the calculator taxes only that portion.
Is property tax deductible?
It can be, as part of the federal state-and-local tax deduction, if you itemise. The SALT deduction is capped, so many owners see no benefit.
Sources & method
Property tax is taxable value — assessed value times the assessment ratio, less exemptions — multiplied by the combined local rate for county, city, school district and special levies.
Effective rates range from under 0.5% in parts of the South-West to above 2% in parts of the North-East.
The monthly figure divides the annual bill evenly, which is how mortgage escrow accounts collect it.
The Index
Every calculator is built the same way: real 2026 figures, method printed at the foot of the page.