States with the highest & lowest property taxes

Property taxes are the single largest revenue source for local governments, used to fund fire and police departments, schools, and road maintenance, including snow removal, cleaning, and repair.

In 2015, the average U.S. property taxes per person was $1,518. Since property taxes are ratified, collected, and spent almost entirely at the municipal level, depending on where you live, property taxes can be either relatively low or a major financial burden.

Generally, property taxes are collected as a set share of the value of a home or parcel of land. Depending on local laws, home or property values are assessed periodically based on estimated sale prices, or by using the sale price when the property was last sold.

Using data from the Tax Foundation’s report, 2018 Facts & Figures: How Does Your State Compare?, 24/7 Wall St reviewed the 2015 effective property tax rate — the total amount of property taxes paid annually as a percentage of the total value of all occupied homes — for all 50 states, to derive the states with the highest and lowest property taxes. However, states with relatively low effective property tax rates do not necessarily have low tax revenue if real estate values in an area are high. That means that a state with a low effective property tax rate may actually have high per capita property taxes in dollar amount. The worst, of course, is a state with a high effective property tax rate and high per capita property taxes. And the worst of the worst is New Jersey, which has the highest effective property tax rate and the highest per capita property taxes.

The top 5 states in effective property tax rates are:

  1. New Jersey
  2. Illinois
  3. New Hampshire
  4. Wisconsin
  5. Vermont

The top 5 states in per capita property taxes are:

  1. New Jersey
  2. New Hampshire
  3. Connecticut
  4. New York
  5. Vermont

The 5 states with the lowest effective property tax rates are:

  1. Hawaii
  2. Alabama
  3. Louisiana
  4. West Virginia
  5. Wyoming

The 5 states with the lowest per capita property taxes are:

  1. Alabama
  2. Arkansas
  3. New Mexico
  4. Kentucky
  5. Delaware

Below is a list of all 50 states from the lowest to highest effective property tax rates:

(50) Hawaii:

  • Effective property tax rate: 0.29% (the lowest)
  • Median home value: $617,400 (the highest)
  • Per capita property taxes: $1,069.62 (18th lowest)
  • Median household income: $77,765 (3rd highest)

(49) Alabama:

  • Effective property tax rate: 0.40% (2nd lowest)
  • Median home value: $141,300 (7th lowest)
  • Per capita property taxes: $539.76 (the lowest)
  • Median household income: $48,123 (6th lowest)

(48) Louisiana:

  • Effective property tax rate: 0.51% (3rd lowest)
  • Median home value: $162,500 (15th lowest)
  • Per capita property taxes: $868.77 (8th lowest)
  • Median household income: $46,145 (4th lowest)

(47) West Virginia:

  • Effective property tax rate: 0.53% (4th lowest)
  • Median home value: $119,800 (the lowest)
  • Per capita property taxes: $887.99 (9th lowest)
  • Median household income: $43,469 (the lowest)

(46) Wyoming:

  • Effective property tax rate: 0.55% (5th lowest)
  • Median home value: $214,300 (22nd highest)
  • Per capita property taxes: $2,346.84 (6th highest)
  • Median household income: $60,434 (19th highest)

(45) South Carolina:

  • Effective property tax rate: 0.56%
  • Median home value: $161,800 (14th lowest)
  • Per capita property taxes: $1,129.61 (20th lowest)
  • Median household income: $50,570 (9th lowest)

(44) Delaware:

  • Effective property tax rate: 0.56%
  • Median home value: $252,800 (17th highest)
  • Per capita property taxes: $855.29 (5th lowest)
  • Median household income: $62,852 (17th highest

(43) Colorado:

  • Effective property tax rate: 0.59%
  • Median home value: $348,900 (4th highest)
  • Per capita property taxes: $1,381.92 (25th lowest)
  • Median household income: $69,117 (11th highest)

(42) Arkansas:

  • Effective property tax rate: 0.63%
  • Median home value: $128,500 (3rd lowest)
  • Per capita property taxes: $698.60 (2nd lowest)
  • Median household income: $45,869 (3rd lowest)

(41) Mississippi:

  • Effective property tax rate: 0.64%
  • Median home value: $120,200 (2nd lowest)
  • Per capita property taxes: $971.63 (13th lowest)
  • Median household income: $43,529 (2nd lowest)

(40) Utah:

  • Effective property tax rate: 0.65%
  • Median home value: $275,100 (10th highest)
  • Per capita property taxes: $975.96 (15th lowest)
  • Median household income: $68,358 (13th highest)

(39) New Mexico:

  • Effective property tax rate: 0.67%
  • Median home value: $171,300 (19th lowest)
  • Per capita property taxes: $770.45 (3rd lowest)
  • Median household income: $46,744 (5th lowest)

(38) Arizona:

  • Effective property tax rate: 0.70%
  • Median home value: $223,400 (21st highest)
  • Per capita property taxes: $1,036.43 (17th lowest)
  • Median household income: $56,581 (23rd lowest)

(37) Tennessee:

  • Effective property tax rate: 0.75%
  • Median home value: $167,500 (16th lowest)
  • Per capita property taxes: $862.63 (7th lowest)
  • Median household income: $51,340 (10th lowest)

(36) Idaho:

  • Effective property tax rate: 0.75%
  • Median home value: $207,100 (24th highest)
  • Per capita property taxes: $963.84 (12th lowest)
  • Median household income: $52,225 (11th lowest)

(35) Nevada:

  • Effective property tax rate: 0.75%
  • Median home value: $258,200 (15th highest)
  • Per capita property taxes: $959.26 (11th lowest)
  • Median household income: $58,003 (25th lowest)

(34) California:

  • Effective property tax rate: 0.76%
  • Median home value: $509,400 (2nd highest)
  • Per capita property taxes: $1,450.91 (21st highest)
  • Median household income: $71,805 (8th highest)

(33) Montana:

  • Effective property tax rate: 0.76%
  • Median home value: $231,300 (18th highest)
  • Per capita property taxes: $1,508.57 (19th highest)
  • Median household income: $53,386 (14th lowest)

(32) Kentucky:

  • Effective property tax rate: 0.80%
  • Median home value: $141,000 (5th lowest)
  • Per capita property taxes: $781.04 (4th lowest)
  • Median household income: $48,375 (7th lowest)

(31) Virginia:

  • Effective property tax rate: 0.84%
  • Median home value: $273,400 (11th highest)
  • Per capita property taxes: $1,520.01 (18th highest)
  • Median household income: $71,535 (9th highest)

(30) North Carolina:

  • Effective property tax rate: 0.84%
  • Median home value: $273,400 (11th highest)
  • Per capita property taxes: $1,520.01 (18th highest)
  • Median household income: $71,535 (9th highest)

(29) Oklahoma:

  • Effective property tax rate: 0.84%
  • Median home value: $273,400 (11th highest)
  • Per capita property taxes: $1,520.01 (18th highest)
  • Median household income: $71,535 (9th highest)

(28) Indiana:

  • Effective property tax rate: 0.87%
  • Median home value: $141,100 (6th lowest)
  • Per capita property taxes: $974.87 (14th lowest)
  • Median household income: $54,181 (17th lowest)

(27) Georgia:

  • Effective property tax rate: 0.94%
  • Median home value: $173,700 (21st lowest)
  • Per capita property taxes: $1,124.80 (19th lowest)
  • Median household income: $56,183 (19th lowest)

(26) Washington:

  • Effective property tax rate: 0.96%
  • Median home value: $339,000 (5th highest)
  • Per capita property taxes: $1,408.64 (23rd highest)
  • Median household income: $70,979 (10th highest)

(25) Florida:

  • Effective property tax rate: 0.99%
  • Median home value: $214,000 (23rd highest)
  • Per capita property taxes: $1,232.26 (22nd lowest)
  • Median household income: $52,594 (12th lowest)

(24) North Dakota:

  • Effective property tax rate: 1.00%
  • Median home value: $194,700 (25th lowest)
  • Per capita property taxes: $1,221.51 (21st lowest)
  • Median household income: $61,843 (18th highest)

(23) Oregon:

  • Effective property tax rate: 1.01%
  • Median home value: $319,200 (7th highest)
  • Per capita property taxes: $1,404.16 (24th highest)
  • Median household income: $60,212 (20th highest)

(22) Alaska:

  • Effective property tax rate: 1.01%
  • Median home value: $319,200 (7th highest)
  • Per capita property taxes: $1,404.16 (24th highest)
  • Median household income: $60,212 (20th highest)

(21) Missouri:

  • Effective property tax rate: 1.02%
  • Median home value: $156,700 (13th lowest)
  • Per capita property taxes: $990.44 (16th lowest)
    Median household income: $53,578 (15th lowest)

(20) Maryland:

  • Effective property tax rate: 1.03%
  • Median home value: $312,500 (9th highest)
  • Per capita property taxes: $1,555.37 (16th highest)
  • Median household income: $80,776 (the highest)

(19) Minnesota:

  • Effective property tax rate: 1.12%
  • Median home value: $224,000 (20th highest)
  • Per capita property taxes: $1,533.52 (17th highest)
  • Median household income: $68,388 (12th highest)

(18) Massachusetts:

  • Effective property tax rate: 1.15%
  • Median home value: $385,400 (3rd highest)
  • Per capita property taxes: $2,258.22 (8th highest)
  • Median household income: $77,385 (4th highest)

(17) South Dakota:

  • Effective property tax rate: 1.21%
  • Median home value: $167,600 (17th lowest)
  • Per capita property taxes: $1,380.91 (24th lowest)
  • Median household income: $56,521 (22nd lowest)

(16) Maine:

  • Effective property tax rate: 1.23%
  • Median home value: $191,200 (24th lowest)
  • Per capita property taxes: $2,055.00 (10th highest)
  • Median household income: $56,277 (20th lowest)

(15) Kansas:

  • Effective property tax rate: 1.32%
  • Median home value: $150,600 (10th lowest)
  • Per capita property taxes: $1,440.25 (22nd highest)
    Median household income: $56,422 (21st lowest)

(14) New York:

  • Effective property tax rate: 1.40%
  • Median home value: $314,500 (8th highest)
  • Per capita property taxes: $2,696.90 (4th highest)
  • Median household income: $64,894 (14th highest)

(13) Iowa:

  • Effective property tax rate: 1.44%
  • Median home value: $149,100 (9th lowest)
  • Per capita property taxes: $1,569.22 (15th highest)
  • Median household income: $58,570 (25th highest)

(12) Pennsylvania:

  • Effective property tax rate: 1.48%
  • Median home value: $181,200 (23rd lowest)
  • Per capita property taxes: $1,480.87 (20th highest)
  • Median household income: $59,195 (24th highest)

(11) Michigan:

  • Effective property tax rate: 1.50%
  • Median home value: $155,700 (11th lowest)
  • Per capita property taxes: $1,382.10 (25th highest)
  • Median household income: $54,909 (18th lowest)

(10) Rhode Island:

  • Effective property tax rate: 1.53%
  • Median home value: $257,800 (16th highest)
  • Per capita property taxes: $2,339.34 (7th highest)
  • Median household income: $63,870 (15th highest)

(9) Ohio:

  • Effective property tax rate: 1.60%
  • Median home value: $144,200 (8th lowest)
  • Per capita property taxes: $1,271.45 (23rd lowest)
  • Median household income: $54,021 (16th lowest)

(8) Connecticut:

  • Effective property tax rate: 1.62%
  • Median home value: $273,100 (12th highest)
  • Per capita property taxes: $2,846.51 (3rd highest)
  • Median household income: $74,168 (5th highest)

(7) Nebraska:

  • Effective property tax rate: 1.67%
  • Median home value: $155,800 (12th lowest)
  • Per capita property taxes: $1,895.19 (12th highest)
  • Median household income: $59,970 (21st highest)

(6) Texas:

  • Effective property tax rate: 1.70%
  • Median home value: $172,200 (20th lowest)
  • Per capita property taxes: $1,731.37 (13th highest)
  • Median household income: $59,206 (23rd highest)

(5) Vermont:

  • Effective property tax rate: 1.72% (5th highest)
  • Median home value: $226,300 (19th highest)
  • Per capita property taxes: $2,541.72 (5th highest)
  • Median household income: $57,513 (24th lowest)

(4) Wisconsin:

  • Effective property tax rate: 1.77% (4th highest)
  • Median home value: $178,900 (22nd lowest)
  • Per capita property taxes: $1,615.71 (14th highest)
  • Median household income: $59,305 (22nd highest)

(3) New Hampshire:

  • Effective property tax rate: 1.99% (3rd highest)
  • Median home value: $263,600 (14th highest)
  • Per capita property taxes: $3,054.30 (2nd highest)
  • Median household income: $73,381 (6th highest)

(2) Illinois:

  • Effective property tax rate: 2.03% (2nd highest)
  • Median home value: $195,300 (25th highest)
  • Per capita property taxes: $2,087.44 (9th highest)
  • Median household income: $62,992 (16th highest)

(1) New Jersey:

  • Effective property tax rate: 2.16% (the highest)
  • Median home value: $334,900 (6th highest)
  • Per capita property taxes: $3,074.43 (the highest)
  • Median household income: $80,088 (2nd highest)

~Eowyn

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Trotsky's IcepickTrailDustAlmaHawkmoonDr. Eowyn Recent comment authors
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Recynd77
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Recynd77

I live in a decent, working-class neighborhood in Orange County, CA. I live in a 1900sf ranch-style home built in the ‘60s, essentially a 4 bd/2 ba crackerbox. In the late ‘90s, we bought for $270k, and the house, in all its current crumbling glory, is “worth” nearly three times what we paid for it. (Can you say “inflation”?) We pay nearly $5k a year in property taxes (no Prop 13 for us). We also own a little undeveloped parcel of land (maybe a full acre) in Boron, the armpit of Kern Co. Our taxes recently decreased from $60/yr to… Read more »

Cheese Head
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Cheese Head

Please help me. I am trapped behind The Cheddar Curtain and a Democrat has just been elected Governor of Wisconsin.

mark simpson
Guest
mark simpson

This is only half of a story. What is the total tax rate of each state. NH may have the 2 or 3 property tax rate, but there is no sales or income tax.

truckjunkie
Guest
truckjunkie

The house I live in cost Mom and Dad something like $41,000 when they bought it new in ’68. It was last appraised at about $136,000 two years ago,vs. the median value of $258,200’the 15th highest. Actually,I believe the LAND carries most of the value-it’s in “the tree streets”,which is apparently kind of a sought after neighborhood. I notice we have the 25th lowest median income-were it not for Gold mining up here,we’d likely be in the bottom dozen,so it appears that mining actually helps bring these two extremes closer to average.

Dan
Guest
Dan

A state’s overall tax burden, including r.e. taxes, (see wallethub, eg) more closely correlates high taxes with social rot, with NY naturally taking the cake.

William
Member
William

I lived in Jersey for ten years and between property taxes and car insurance (highest in the country then, c.1990) paid about 15K/year. Brutal. A serious disincentive to trying to get ahead or even have some semblance of a middle-class lifestyle. Fortunately I’m over that now.

Thomas Long
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Thomas Long

I moved to New Jersey from Pennsylvania in 1963. Our neighborhood in Philly was getting bad. In 1963 one could afford to live in NJ. Since then, the Jersey politicians got everything they wanted, lotteries, gambling in Atlantic City, a State Income Tax and State Sales Tax. None of which existed in 1963. The more money the Trenton Thugs got the worse it became for the homeowners. These bums will Sheriff a senior citizen out of the home in which they raised their children just because that poor soul is now on a fixed income and unable to afford to… Read more »

CalGirl
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CalGirl

I’ve been studying the low tax states for maybe 5 or 6 years. Two of the states on this “low tax” ranking are in my crosshairs for retirement. For sure, unless you are a monied-millionaire in the Hollywood or tech crowd, no retiree should/can stay in CA without watching their life’s earnings melt away in a couple of years on just UTILITIES+car insurances+property taxes alone. Moving to one of these states could, in itself, pay for my move and new home mortgage within a few years compared to remaining here in CA. Some of those low tax states offers even… Read more »

Flanders
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Flanders

Those of us here will understand about the taxes which are mentioned inside this article. Most people in America today couldn’t understand it, even if they would, could, and did, read it. “The 16th Amendment of the U.S. Constitution, 1913 (which some scholars maintain was never properly ratified), the Social Security Act of 1936, Joint House Resolution 192 of 1933, and various State income taxes established this major Marxist coup in the United States many decades ago. These taxes continue to drain the lifeblood out of the American economy and greatly reduce the accumulation of desperately needed capital for future… Read more »

William
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William

When I lived in NJ I had a business with a “fleet” of vehicles, two vans, a small truck, and a car, so about 10K/year for insurance and property taxes were about 600 dollars a month. This was Passaic County, I knew people in Bergen County who paid 15-20K/year for taxes. This was ostensibly to pay for the school system and people would move there for that and end up house poor but their kids would get a “good” education. Traffic was a major factor re: how you organized your life; at rush hour all the major highways became parking… Read more »

Hawkmoon
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Hawkmoon

Flanders, Your points are dead right. The War Between The States, was the first successful Marxist revolution, bringing US a all powerful central government, which is a cornerstone of Marxism. The Confederates wanted to have our first constitution the Articles Of Confederation as the Constitution, which was a weak central government, and stronger State governments. Reading a book about Shay’s Rebellion, what really stood out, was the author’s noting how the Liberal/Bolshevik’s beloved Alexander Hamilton, was the main briber of state’s representatives to vote for the Constitution, with its strong central government, and against the Articles Of Confederation. Another interesting… Read more »

Alma
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Alma

Florida???? Hell no, we are so very poor – Ft. Lauderdale, Miami, crisis in a residential neighborhood -homeless, drug addicts, sleeping in parks, hanging wet clothes to dry on trees, needles, panhandling, bathing in public (at least sone are clean) City Commission unable to get rid of the element and people afraid to go in he park. The “wave” is moving fast.

TrailDust
Admin

In the 1980s I was shocked when learning that New Hampshire, the Live Free to Die state, had such rapacious property taxes.

Trotsky's Icepick
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Trotsky's Icepick

All of this is subject to change as the Communist Party USA also known as the democrats imports millions of future voters so they can stack congress.
Locally it has went from rural route farms and ranches to a ten plus mile four lane highway stretch of eyesore stripmalls, vinyl siding estates and particle board apartments.
Sometimes you don’t hear any English being spoken at some stores and shops in these stripmalls.
Almost all of the new comrades are future democrat voters. Hussein Hopenchange made sure they came here because this state has voted republican for well over 100 years.