Property Tax Calculator

What You'll Actually Pay
in Property Taxes

State averages don't tell the whole story. Look up real city-level rates on any home price.

Source: U.S. Census Bureau ACS 2023 Five-Year Estimates
Home Price
$400,000
Cities to Compare
Type any city + state: "Nashville, TN" · "Chicago, IL" · "Los Angeles, CA"
Annual property tax on
$400,000
A note on accuracy: These are effective rates from the 2023 Census ACS five-year survey — real taxes paid divided by home value, averaged across all homeowners in the city. Your actual bill depends on the county/city millage rate, when you purchased, whether you have a homestead exemption, and local school district levies. Use this as a starting point, not a final number.
Thinking about moving?
NeighborSeek matches you to the right neighborhood — schools, safety, lifestyle, and budget — before you move.
Find Your Neighborhood Match →
Questions about a specific market? Talk to Chris Harris · Licensed Realtor

Compare Property Taxes by City — Not Just by State

State property tax averages are nearly useless for planning a move. Rates within a single state can vary by 3x or more depending on the city, county, and school district. This tool lets you look up the real effective property tax rate for any U.S. city and see exactly what you'd pay on your actual home price — side by side with any city you're comparing.

Data comes from the U.S. Census Bureau American Community Survey (ACS) 2023 — the same source used by researchers, financial planners, and government agencies.

How It Works

Enter any U.S. city and state (e.g. "Nashville, TN" or "Elizabethtown, KY"), set your home price with the slider, and the tool calculates your estimated annual and monthly property tax based on that city's effective rate. Add up to 5 cities to compare them head-to-head. The tool automatically identifies the lowest-tax city and shows how much you'd save per year and over 10 years.

Why City-Level Data Matters

Consider Illinois: the state average property tax rate is around 1.9%, but individual cities range from 1.4% to over 2.2%. A homeowner in Edwardsville, IL pays roughly $7,896/yr on a $400,000 home. A homeowner in Elizabethtown, KY — just across state lines — pays roughly $3,096/yr on the same home. That's a $4,800/yr difference, or $48,000 over 10 years, on the same priced house. State averages would never show you that.

States With Notable Property Tax Variation

Illinois has some of the highest city-level property taxes in the country, particularly in suburban Chicago and the Metro East region. Texas has no state income tax but funds schools heavily through property taxes, resulting in rates of 1.5–2.5% in most cities. Kentucky and Tennessee are consistently among the lowest, with most cities well below the national average of 0.888%. California and Florida have assessment caps that make averages appear low but can mislead new buyers.

Frequently Asked Questions

Why do property taxes vary so much between cities?

Property taxes are set locally — by county, city, and school district — not by state governments. Each jurisdiction sets its own rate and assessment practices. Two cities 30 miles apart can have dramatically different rates depending on local budgets, school funding models, and assessment ratios.

What is the U.S. average property tax rate?

The national average effective property tax rate is approximately 0.888% according to Census Bureau ACS 2023 data. On a $400,000 home that's about $3,552/yr or $296/mo. About half of U.S. cities are above this average and half below.

How much are property taxes on a $500,000 home?

At the U.S. average rate, a $500,000 home would cost roughly $4,440/yr in property taxes. But in a high-tax city like many parts of Illinois or New Jersey, the same home could cost $8,000–$12,000/yr. In a low-tax city in Kentucky or Tennessee, it might be $3,000–$4,000/yr. Use the tool above to get a city-specific estimate.

Are property taxes included in a mortgage payment?

Usually yes — most mortgage lenders collect property taxes as part of your monthly payment and hold them in escrow, paying the bill when it's due. This means your real monthly housing cost includes principal, interest, insurance, and property taxes (PITI). A city with a 1% tax rate vs. a 2% rate can add $300–$400/mo to your effective mortgage payment on a $400,000 home.

Which cities have the lowest property taxes?

Cities in Hawaii, Alabama, Louisiana, Kentucky, Tennessee, and Wyoming tend to have the lowest effective property tax rates. Military-adjacent cities like Elizabethtown, KY (near Fort Knox) and Clarksville, TN (near Fort Campbell) are known for particularly low rates. Cities in Illinois, New Jersey, Connecticut, and parts of Texas tend to have the highest.

Can I deduct property taxes on my federal taxes?

Yes, property taxes on your primary residence are generally deductible, but the federal SALT (state and local tax) deduction is capped at $10,000/yr under current law. Homeowners in high-tax states often exceed this cap and can't deduct the full amount, which effectively makes high-tax cities even more expensive in after-tax terms.

Data source: U.S. Census Bureau American Community Survey 2023. Effective property tax rates reflect median taxes paid divided by median home value at the city/county level. Rates are estimates and may differ from your specific property's assessed value. Not financial or legal advice.