Property Tax Calculator
2026 by State, with Texas & Florida Homestead Exemptions
Estimate your property tax in any state from Census data, then see what a homestead exemption saves: the $140,000 Texas school exemption ($200,000 at 65+) or Florida's $25,000 + $26,411 and the Save Our Homes cap.
Read the full answer — method, rates and figures
Quick answer: Property tax is your home's taxable value times the combined rate of every local government that taxes it, after exemptions. Across states the typical effective rate (the Census Bureau's 2024 median real estate tax ÷ median home value, owner-occupied homes) runs from 0.27% in Hawaii to 1.92% in Illinois; Texas is 1.31% and Florida 0.75%.
A homestead exemption takes a fixed amount off the taxable value of your main home. In Texas, school districts must exempt $140,000, plus $60,000 more if you are 65 or older or disabled, so every $1.00 of school rate per $100 costs you $1,400 less a year ($2,000 at 65+).
In Florida the first $25,000 is exempt from every levy and a second exemption of up to $26,411 in 2026 applies to value above $50,000 for non-school levies, so a homestead assessed at $76,411 or more is taxed on $51,411 less by the county and city. Sources: Census ACS tables B25103 and B25077; Texas Tax Code §11.13 via the Texas Comptroller; s. 196.031 and s. 193.155, Florida Statutes; checked 2026-09-27.
How much is property tax on a house?
Value × your local rate, after exemptions. Typical effective rates run from 0.27% (Hawaii) to 1.92% (Illinois): on a $350,000 home that is $953 to $6,732 a year.
Estimated tax / year
$4,591
Per month
$383
Rate used
1.31%
Rank (1 = highest)
8 of 51
$350,000 × 1.31% = $4,591 a year. That is Texas's typical rate (median tax $4,108 on a median home of $313,200); your county, city and school district set the real one. Texas and Florida owners: switch mode to apply the homestead exemption.
Last reviewed 13 October 2026 by the Richify AI agent team.
Reviewed by Felix, Richify's AI CFO — an AI author, presented as one.
This is the textbook answer. Want to see this calculated against your actual accounts?
Connect them to Richify →Track Your Home in Your Net Worth
Richify puts your home's value, mortgage, property costs, savings and investments into one net worth view, so you can see what your house really adds to your wealth. 7-day free trial, no ads.
Get Richify — 7-day free trialHow it works
Any state: tax = value × the state's typical effective rate, which is the Census Bureau's 2024 American Community Survey median real estate tax paid ÷ median home value for owner-occupied homes. That is a ratio of two medians, a screening figure rather than your bill; enter your own combined rate to replace it.
Texas: school tax = (appraised value − $140,000) × school rate ÷ 100. Other units = (appraised value − any local-option exemption, 20% at most and never under $5,000) × their combined rate ÷ 100. School districts can adopt a local option too; if yours has, lower its rate input to match your notice. The county farm-to-market / flood-control $3,000 exemption is not modelled. If you are 65+ or disabled, enter the school tax ceiling printed on your bill and the school tax is capped there (Tax Code §11.26).
Florida: school tax = (assessed value − $25,000) × school mills ÷ 1,000. Non-school tax = (assessed value − $25,000 − up to $26,411 of the value above $50,000) × non-school mills ÷ 1,000. Save Our Homes lets the assessed value rise by the lower of 3% or CPI each year, never above market value. Widow(er), disability, veteran and local senior exemptions are not modelled.
The Texas and Florida example rates are placeholders, not averages; replace them with the rates on your notice.
Property tax by state: typical effective rates (Census ACS 2024)
Sorted from the highest rate. The last column applies each state's rate to your $350,000 value.
| State | Median tax | Median value | Rate | On your value |
|---|---|---|---|---|
| Illinois | $5,399 | $280,700 | 1.92% | $6,732 |
| New Jersey | $9,358 | $496,000 | 1.89% | $6,603 |
| Connecticut | $6,573 | $396,900 | 1.66% | $5,796 |
| New Hampshire | $6,707 | $458,800 | 1.46% | $5,116 |
| New York | $6,542 | $449,800 | 1.45% | $5,090 |
| Vermont | $5,026 | $352,800 | 1.42% | $4,986 |
| Nebraska | $3,739 | $263,100 | 1.42% | $4,974 |
| Texas | $4,108 | $313,200 | 1.31% | $4,591 |
| Iowa | $2,937 | $227,300 | 1.29% | $4,522 |
| Kansas | $2,983 | $238,700 | 1.25% | $4,374 |
| Wisconsin | $3,680 | $294,700 | 1.25% | $4,371 |
| Ohio | $2,937 | $239,800 | 1.22% | $4,287 |
| Michigan | $2,988 | $254,200 | 1.18% | $4,114 |
| Pennsylvania | $3,214 | $277,600 | 1.16% | $4,052 |
| Rhode Island | $4,886 | $455,700 | 1.07% | $3,753 |
| Alaska | $3,976 | $376,500 | 1.06% | $3,696 |
| Minnesota | $3,501 | $344,600 | 1.02% | $3,556 |
| South Dakota | $2,940 | $289,600 | 1.02% | $3,553 |
| Massachusetts | $6,080 | $607,400 | 1.00% | $3,503 |
| North Dakota | $2,550 | $266,100 | 0.96% | $3,354 |
| Maryland | $4,144 | $436,300 | 0.95% | $3,324 |
| Maine | $3,103 | $341,900 | 0.91% | $3,177 |
| Missouri | $2,021 | $254,400 | 0.79% | $2,780 |
| Washington | $4,729 | $602,200 | 0.79% | $2,749 |
| Oregon | $3,895 | $497,500 | 0.78% | $2,740 |
| Florida | $2,993 | $396,900 | 0.75% | $2,639 |
| Oklahoma | $1,672 | $222,100 | 0.75% | $2,635 |
| Georgia | $2,554 | $343,300 | 0.74% | $2,604 |
| Indiana | $1,798 | $243,500 | 0.74% | $2,584 |
| Kentucky | $1,611 | $226,000 | 0.71% | $2,495 |
| Virginia | $2,872 | $403,500 | 0.71% | $2,491 |
| California | $5,369 | $759,500 | 0.71% | $2,474 |
| Montana | $2,939 | $425,400 | 0.69% | $2,418 |
| Mississippi | $1,221 | $186,500 | 0.65% | $2,291 |
| New Mexico | $1,776 | $279,900 | 0.63% | $2,221 |
| District of Columbia | $4,594 | $733,400 | 0.63% | $2,192 |
| North Carolina | $2,044 | $333,000 | 0.61% | $2,148 |
| Wyoming | $1,947 | $339,500 | 0.57% | $2,007 |
| Louisiana | $1,187 | $223,200 | 0.53% | $1,861 |
| Arkansas | $1,113 | $215,600 | 0.52% | $1,807 |
| West Virginia | $881 | $170,800 | 0.52% | $1,805 |
| Colorado | $2,828 | $574,600 | 0.49% | $1,723 |
| Utah | $2,648 | $545,200 | 0.49% | $1,700 |
| Delaware | $1,750 | $371,600 | 0.47% | $1,648 |
| Nevada | $2,143 | $455,500 | 0.47% | $1,647 |
| Tennessee | $1,488 | $332,600 | 0.45% | $1,566 |
| South Carolina | $1,337 | $299,500 | 0.45% | $1,562 |
| Arizona | $1,828 | $426,000 | 0.43% | $1,502 |
| Idaho | $1,912 | $446,400 | 0.43% | $1,499 |
| Alabama | $890 | $233,300 | 0.38% | $1,335 |
| Hawaii | $2,385 | $875,900 | 0.27% | $953 |
Source: U.S. Census Bureau, American Community Survey 2024 1-year estimates, tables B25103 (median real estate taxes paid) and B25077 (median value), owner-occupied housing units; read 2026-09-27.
How the Texas homestead exemption works
Texas has no state income tax, and its typical effective property tax rate is 1.31%, the 8th highest of the 50 states and DC. The $140,000 exemption applies only to the school district's levy. Each $1.00 of school rate per $100 of value is worth $1,400 a year to you, or $2,000 once the extra $60,000 for age 65 or disability applies. Counties, cities and special districts may add a local-option exemption of up to 20% of value.
To qualify, you must own the home and live in it as your principal residence, and you file Form 50-114 with your county appraisal district. Compare what you keep after state and federal tax with the Texas paycheck calculator.
How the Florida homestead exemption and Save Our Homes work
Florida's homestead exemption comes in two layers. The first $25,000 of assessed value is exempt from every levy. The second layer covers value between $50,000 and $76,411 for county, city and special-district levies but not school levies, and it has risen with inflation each year since 2025 ($26,411 in 2026). Save Our Homes then limits how fast the assessed value can climb: by the lower of 3% or CPI.
On the 3 November 2026 ballot, Amendment 3 (CS/HJR 1-F, "Save Our Homes from Excessive Property Taxes") would replace the non-school layers with one exemption on the first $150,000 of a homestead's assessed value from 2027 and $250,000 from 2028, keep $25,000 for school taxes, give new residents $50,000 until their fifth year, and cut the cap on non-homestead residential assessments from 10% to 5% for non-school levies. It needs 60% of the vote. The Florida mode shows your bill both ways, at today's rates; counties and cities could change their rates in response, which no calculator can know. See what Florida's lack of an income tax means for your pay with the Florida paycheck calculator.
Homestead exemption by state: Texas, Florida and California compared
A homestead exemption takes a fixed amount off the taxable value of the home you live in, so what it saves is that amount times your tax rate. The size, who gets it, and which taxes it reaches differ a lot between states:
| State | Every owner | Extra at 65+ |
|---|---|---|
| Texas | $140,000 off school taxes; local option up to 20% | +$60,000 school, plus a school tax ceiling |
| Florida | $25,000 off all taxes + $26,411 non-school (2026) | Local option up to $50,000, income-limited |
| California | $7,000 off taxable value | None in this exemption |
| Ohio | 2.5% owner-occupancy reduction (older levies only) | Taxes on $29,000 of market value, income up to $41,000 (tax year 2025) |
The gap is bigger than it looks. Texas's $140,000 is worth $1,400 a year for every $1.00 of school rate per $100, while California's $7,000 is worth about $49 a year at the state's typical 0.71% rate (Census ACS 2024). In every state the exemption is not automatic: you file once with your county appraisal district, assessor or property appraiser, and in California the home must be your principal residence on the 1 January lien date.
Sources: Texas Tax Code §11.13 and §11.26 (statutes.capitol.texas.gov) and the Texas Comptroller; s. 196.031 and s. 196.075, Florida Statutes; California State Board of Equalization, Homeowners' Exemption; Ohio: Lorain County Auditor, Homestead Exemption (tax year 2025, collected in 2026). Checked 2026-10-11.
Property tax exemptions for seniors (65 and older)
Texas: from the year you turn 65 (or qualify as disabled) the school district exempts another $60,000, for $200,000 in all, and your school tax is frozen at that first year's amount. That freeze, the tax ceiling, holds even as your home's value and the school rate climb; it only goes up if you add improvements such as a new room, and it comes down when the Legislature raises the exemptions. Counties, cities and other units may add a 65+ exemption of their own, at least $3,000. Tick "65 or older" in the Texas mode and enter the ceiling from your bill to see it applied.
Florida: the statewide exemptions are the same at every age, but a county or city may adopt up to $50,000 more for owners 65 and older whose household income is at or below a limit that started at $20,000 and is raised with inflation every 1 January. It may also exempt the whole home for a low-income owner 65+ who has lived there 25 years or more, if its just value was under $250,000 when they first qualified. Whether you get either depends on where you live, so ask your county property appraiser.
Ohio: the homestead exemption is only for owners 65 and older, permanently and totally disabled owners, and some surviving spouses. For tax year 2025 (bills paid in 2026) it cuts your bill by the taxes on $29,000 of your home's market value, if your household's Ohio modified adjusted gross income is $41,000 or less. That is about $355 a year at Ohio's typical 1.22% rate (Census ACS 2024). Both figures change from year to year, so check your county auditor for the current one; you apply on form DTE 105A by 31 December. Separately, every owner who lives in the home gets a 2.5% reduction on levies approved at or before the August 2013 election (form DTE 105C).
California: the $7,000 homeowners' exemption does not change with age. Other states set their own relief for older owners (an exemption, a freeze or a deferral, sometimes income-limited), so check with your county assessor before you budget your retirement housing costs.
Property tax in retirement
Property tax does not stop when the mortgage does, and once the loan is paid off it is a housing cost that keeps rising with your home's value and local rates. Build it into your plan with the retirement withdrawal calculator. If your wealth is mostly in the house, the reverse mortgage calculator shows what borrowing against it would pay, and staying current on property taxes is a condition of that loan.
How to use this calculator
- Pick a mode: any state (Census typical rate), Texas homestead, or Florida homestead.
- Enter your home's value: appraised value in Texas, assessed value in Florida, or market value elsewhere.
- Enter the rates from your appraisal or TRIM notice, or keep the example rates to see how the exemptions work.
- Read your estimated tax, what the exemptions save, and in Florida how Save Our Homes holds the assessed value down.
❓ Frequently Asked Questions
How do I calculate my property tax?
Take the taxable value (appraised or assessed value minus your exemptions) and multiply it by each taxing unit's rate, then add them up. Texas rates are quoted in dollars per $100 of value, so a $1.10 rate on $200,000 taxable is $2,200.
Florida rates are in mills, dollars per $1,000, so 18 mills on $200,000 is $3,600. Your appraisal or TRIM notice lists every unit and its rate; the "Any state" mode here uses the Census typical rate when you don't have them yet.
What is the homestead exemption in Texas for 2026?
School districts must exempt $140,000 of a residence homestead's value (Tax Code §11.13(b)), and another $60,000 for an owner who is 65 or older or disabled (§11.13(c)). Any taxing unit may add a local-option exemption of up to 20% of the appraised value, never less than $5,000 (§11.13(n)).
You apply once to your county appraisal district on Form 50-114.
What is the Florida homestead exemption in 2026?
Two parts under s. 196.031. The first $25,000 of assessed value is exempt from all property taxes, school taxes included.
A second exemption, indexed to inflation since 2025, applies to assessed value above $50,000 for non-school taxes only: $26,411 for 2026, as certified by the Department of Revenue. Homesteads also get the Save Our Homes cap on how fast the assessed value can rise.
Is there a property tax exemption for seniors?
In Texas, yes, twice over: school districts give an extra $60,000 homestead exemption from age 65 (Tax Code §11.13(c)), and the school tax on your homestead is then frozen at the amount of your first 65+ year, the "tax ceiling" (§11.26); it rises only if you add improvements. Other units may add a 65+ exemption of at least $3,000.
In Florida the statewide homestead exemptions do not depend on age, but counties and cities may adopt up to $50,000 more for owners 65 and older under a household-income limit, and a full exemption for low-income owners 65+ who have lived in a home worth under $250,000 for 25 years (s. 196.075). In Ohio the homestead exemption is itself a senior and disability exemption: for tax year 2025 it removes the taxes on $29,000 of market value for owners 65+ with household income up to $41,000.
California's $7,000 homeowners' exemption is the same at every age. Ask your county assessor or property appraiser which local options apply.
What is the Save Our Homes cap in Florida?
Once a home has a homestead exemption, its assessed value can rise each year by no more than the lower of 3% or the change in the Consumer Price Index (s. 193.155), even if the market value rises faster. The gap between market and assessed value can build for years, which is why a long-time owner can pay less tax than a new neighbor in an identical house.
Is Florida getting rid of property taxes? What would Amendment 3 do?
Amendment 3 (CS/HJR 1-F) is on the 3 November 2026 ballot and needs 60% of the vote; it is not law yet. If it passes, from 1 January 2027 a homestead keeps the $25,000 exemption for school taxes, but for every other levy the current $25,000 + $26,411 is replaced by one exemption on the first $150,000 of assessed value, rising to $250,000 in 2028 and indexed to inflation from 2029.
Someone who was not a Florida resident on 31 December 2026 gets $50,000 for non-school levies until their fifth year of exemption. School taxes still apply in full above $25,000.
It does not abolish property tax: the ballot summary says it requires a schedule for full elimination of non-school homestead taxes through general law, and the text lets counties and cities raise the exemption up to the whole value, but neither is automatic.
More Free Financial Calculators
Net Worth Calculator
Track your assets minus liabilities in one place.
🏆Net Worth Percentile
See where your net worth ranks against your age group.
⛵Coast FIRE Calculator
Find the number that lets you stop saving and still retire on time.
☕Barista FIRE Calculator
Part-time work plus your portfolio: when the gap closes.
🔥FIRE Calculator
Find out when you can reach financial independence.
💸401(k) Withdrawal Calculator
Tax, the 10% early-withdrawal penalty, and what you actually keep.
🧾Paycheck Calculator
Your 2026 take-home pay after federal, FICA and state tax.
Further Reading
Track Your Home in Your Net Worth
Richify puts your home's value, mortgage, property costs, savings and investments into one net worth view, so you can see what your house really adds to your wealth. 7-day free trial, no ads.
Get Richify — 7-day free trialKeep your property tax up to dateTrack my property tax
Free to download · 7-day free trial