Property Tax by State and Homestead Exemptions

Which States Have the Highest Property Taxes?

New Jersey and Illinois have the highest effective property tax rates, 1.88% of home value a year. The effective rate is the property tax owners actually paid, divided by the value of their homes, using Census data for 2024 (Tax Foundation). It is a better yardstick than the posted rate, because exemptions and caps lower what people really owe.

A rate is not a bill. A high rate on a low-priced home can cost less than a low rate on an expensive one, so use the rate to compare how heavily states lean on the property tax and the finder below to see your own state.

Even the tenth-highest state, Wisconsin, takes 1.32% of a home’s value a year.

The ten highest effective property tax rates

Category	Value
New Jersey	1.88%
Illinois	1.88%
Connecticut	1.54%
Vermont	1.51%
New Hampshire	1.5%
Nebraska	1.44%
Texas	1.4%
Ohio	1.36%
Iowa	1.33%
Wisconsin	1.32%

Effective property tax rate on owner-occupied homes, 2024. Source: Tax Foundation, Property Taxes by State and County, 2026, from Census data. Rates are rounded to two decimals.

Property tax rate in your state

Choose your state to see its effective rate and where it ranks among the 50 states.

Choose your state to see its rules Select a state AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming

Rates are Tax Foundation's 2024 effective rates on owner-occupied housing. Ranks run from 1 (highest) to 50 (lowest). Tax Foundation does not rank D.C.

How high is the property tax on a home in the state?

• Among the 10 highest rates (10)
• Above the middle (11th to 25th) (15)
• Below the middle (26th to 40th) (15)
• Among the 10 lowest rates (10)
• Not ranked (D.C.) (1)

Sources: Tax Foundation, Property Taxes by State and County, 2026. Verified September 28, 2026.

How high is the property tax on a home in the state?

State	How high is the property tax on a home in the state?
Alabama	0.37% of home value, 2nd lowest of 50
Alaska	0.94% of home value, 20th highest of 50
Arizona	0.48% of home value, 4th lowest of 50
Arkansas	0.56% of home value, 14th lowest of 50
California	0.70% of home value, 19th lowest of 50
Colorado	0.50% of home value, 7th lowest of 50
Connecticut	1.54% of home value, 3rd highest of 50
Delaware	0.54% of home value, 12th lowest of 50
District of Columbia	0.60% of home value
Florida	0.78% of home value, 24th lowest of 50
Georgia	0.79% of home value, 25th highest of 50
Hawaii	0.29% of home value, lowest of 50
Idaho	0.50% of home value, 6th lowest of 50
Illinois	1.88% of home value, 2nd highest of 50
Indiana	0.76% of home value, 22nd lowest of 50
Iowa	1.33% of home value, 9th highest of 50
Kansas	1.21% of home value, 13th highest of 50
Kentucky	0.74% of home value, 20th lowest of 50
Louisiana	0.55% of home value, 13th lowest of 50
Maine	0.98% of home value, 19th highest of 50
Maryland	0.92% of home value, 21st highest of 50
Massachusetts	1.00% of home value, 16th highest of 50
Michigan	1.19% of home value, 14th highest of 50
Minnesota	1.00% of home value, 17th highest of 50
Mississippi	0.58% of home value, 15th lowest of 50
Missouri	0.89% of home value, 23rd highest of 50
Montana	0.61% of home value, 16th lowest of 50
Nebraska	1.44% of home value, 6th highest of 50
Nevada	0.50% of home value, 8th lowest of 50
New Hampshire	1.50% of home value, 5th highest of 50
New Jersey	1.88% of home value, highest of 50
New Mexico	0.63% of home value, 17th lowest of 50
New York	1.30% of home value, 11th highest of 50
North Carolina	0.66% of home value, 18th lowest of 50
North Dakota	0.92% of home value, 22nd highest of 50
Ohio	1.36% of home value, 8th highest of 50
Oklahoma	0.79% of home value, 25th lowest of 50
Oregon	0.81% of home value, 24th highest of 50
Pennsylvania	1.26% of home value, 12th highest of 50
Rhode Island	1.12% of home value, 15th highest of 50
South Carolina	0.49% of home value, 5th lowest of 50
South Dakota	1.00% of home value, 18th highest of 50
Tennessee	0.52% of home value, 10th lowest of 50
Texas	1.40% of home value, 7th highest of 50
Utah	0.48% of home value, 3rd lowest of 50
Vermont	1.51% of home value, 4th highest of 50
Virginia	0.78% of home value, 23rd lowest of 50
Washington	0.75% of home value, 21st lowest of 50
West Virginia	0.51% of home value, 9th lowest of 50
Wisconsin	1.32% of home value, 10th highest of 50
Wyoming	0.53% of home value, 11th lowest of 50

Which States Have the Lowest Property Taxes?

Hawaii, Alabama, Utah, Arizona and South Carolina have the lowest effective rates. The top rate is 6.5 times Hawaii‘s 0.29%. A low rate does not always mean a low bill, because homes in some low-rate states cost more.

Do Any States Have No Property Tax?

No state is free of property tax. Every state appears in the Tax Foundation table with a positive effective rate on owner-occupied homes, and the lowest is Hawaii‘s 0.29%.

People who search for “states with no property tax” often mean states with no income tax. Our state income tax guide lists the states that tax wages and the ones that do not.

Homestead Exemptions by State

25 states have a statewide homestead program open to most homeowners, and 4 leave it to local governments. A homestead exemption takes part of the value of the home you live in out of the amount you are taxed on. The other 21 states have no general program in the Lincoln Institute’s table, where relief is tied to age, income, disability or veteran status.

The Lincoln Institute lists programs for most homeowners in its 2018 table. We show program names, not 2018 dollar amounts, because the amounts are out of date and several mix credits with exemptions. We show a current amount only where we read one: Texas takes $140,000 off the value school districts tax, and California takes $7,000 off assessed value.

Four states changed their programs after the table. Georgia added a statewide floating exemption that local governments could opt out of (Tax Foundation). Montana created a lower rate for primary homes that owners claim by application (Governor’s Office). Indiana is phasing down its standard deduction and adding a credit (Tax Foundation). Ohio is phasing out its 10% rollback on homes, which falls to zero over three years (Ohio Revised Code 319.302).

Homestead exemption in your state

Choose your state to see whether it gives most homeowners a homestead exemption.

Choose your state to see its rules Select a state AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming

Based on the Lincoln Institute of Land Policy's 2018 table of programs open to most homeowners, with the Georgia, Montana, Indiana, Ohio and Texas changes above. This is general information, not tax advice.

Does the state give homeowners a homestead exemption?

• Yes, a statewide program for most homeowners (26)
• Only where local governments choose (4)
• No general homestead program (21)

Sources: Lincoln Institute of Land Policy, Summary Table on Property Tax Assessment Limits in 2022; Lincoln Institute of Land Policy, Summary Table on Exemptions and Credits in 2018; Tax Foundation, Georgia homestead exemption opt-outs (2025); Tax Foundation, 2026 State Tax Changes Taking Effect January 1st; Ohio Revised Code 319.302; Montana Governor's Office, Homestead Reduced Rate (February 12, 2026). Verified October 2, 2026.

Does the state give homeowners a homestead exemption?

State	Does the state give homeowners a homestead exemption?
Alabama	Yes, a statewide program
Alaska	Only where local governments choose
Arizona	Yes, a statewide program
Arkansas	Yes, a statewide program
California	$7,000 off assessed value
Colorado	No general program in the Lincoln Institute table
Connecticut	No general program in the Lincoln Institute table
Delaware	No general program in the Lincoln Institute table
District of Columbia	Yes, a statewide program
Florida	Yes, a statewide program
Georgia	Yes, a statewide program
Hawaii	Only where local governments choose
Idaho	Yes, a statewide program
Illinois	Yes, a statewide program
Indiana	Yes, a statewide program
Iowa	Yes, a statewide program
Kansas	Yes, a statewide program
Kentucky	No general program in the Lincoln Institute table
Louisiana	Yes, a statewide program
Maine	Yes, a statewide program
Maryland	No general program in the Lincoln Institute table
Massachusetts	Only where local governments choose
Michigan	Yes, a statewide program
Minnesota	Yes, a statewide program
Mississippi	Yes, a statewide program
Missouri	No general program in the Lincoln Institute table
Montana	Yes, a statewide program
Nebraska	No general program in the Lincoln Institute table
Nevada	No general program in the Lincoln Institute table
New Hampshire	No general program in the Lincoln Institute table
New Jersey	No general program in the Lincoln Institute table
New Mexico	Yes, a statewide program
New York	Yes, a statewide program
North Carolina	No general program in the Lincoln Institute table
North Dakota	No general program in the Lincoln Institute table
Ohio	Yes, a statewide program
Oklahoma	Yes, a statewide program
Oregon	No general program in the Lincoln Institute table
Pennsylvania	Only where local governments choose
Rhode Island	No general program in the Lincoln Institute table
South Carolina	Yes, a statewide program
South Dakota	No general program in the Lincoln Institute table
Tennessee	No general program in the Lincoln Institute table
Texas	$140,000 off the value taxed by school districts
Utah	Yes, a statewide program
Vermont	No general program in the Lincoln Institute table
Virginia	No general program in the Lincoln Institute table
Washington	No general program in the Lincoln Institute table
West Virginia	No general program in the Lincoln Institute table
Wisconsin	Yes, a statewide program
Wyoming	No general program in the Lincoln Institute table

Property Tax Caps by State

16 states limit how fast assessed value can grow. Arizona, Arkansas, California, Michigan, Oklahoma, Oregon and South Carolina limit it on all property. Florida, Iowa, Louisiana, Maryland, New Mexico and Texas limit it on homes or homesteads. Connecticut, Georgia and New York have a local or partial limit. The other 34 states have no cap in the Lincoln Institute’s 2022 table.

A cap limits assessed value, not the tax rate. If a county raises its rate, a capped bill can still go up. What a cap changes is how fast a rising housing market shows up in the bill.

Assessment cap in your state

Choose your state to see whether it caps how fast assessed home values can rise.

Choose your state to see its rules Select a state AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming

Based on the Lincoln Institute's 2022 table of assessment limits, plus Georgia's 2024 law. A state marked 'no cap in the table' may have added one since 2022.

Is there a cap on how fast assessed home values can rise?

• Yes, on all property (7)
• Yes, on homes only (7)
• Local option or one area (3)
• No cap in the Lincoln Institute table (34)

Sources: Lincoln Institute of Land Policy, Summary Table on Property Tax Assessment Limits in 2022; Lincoln Institute of Land Policy, Summary Table on Exemptions and Credits in 2018; Tax Foundation, Georgia homestead exemption opt-outs (2025); Tax Foundation, 2026 State Tax Changes Taking Effect January 1st; Ohio Revised Code 319.302; Montana Governor's Office, Homestead Reduced Rate (February 12, 2026). Verified October 2, 2026.

Is there a cap on how fast assessed home values can rise?

State	Is there a cap on how fast assessed home values can rise?
Alabama	No cap in the Lincoln Institute table
Alaska	No cap in the Lincoln Institute table
Arizona	5% a year
Arkansas	5% a year on a homestead, 10% on other property
California	The lesser of 2% or inflation
Colorado	No cap in the Lincoln Institute table
Connecticut	Local option: a town may phase in a revaluation over up to 5 years
Delaware	No cap in the Lincoln Institute table
District of Columbia	10% a year on a homestead, 2% for seniors and people with disabilities
Florida	The lesser of 3% or inflation on a homestead
Georgia	Statewide floating exemption limiting yearly increases to inflation, unless the local government opted out
Hawaii	No cap in the Lincoln Institute table
Idaho	No cap in the Lincoln Institute table
Illinois	No cap in the Lincoln Institute table
Indiana	No cap in the Lincoln Institute table
Iowa	3% a year on all residential and farm values combined, 8% on utilities
Kansas	No cap in the Lincoln Institute table
Kentucky	No cap in the Lincoln Institute table
Louisiana	A homestead increase is phased in, one-fourth a year
Maine	No cap in the Lincoln Institute table
Maryland	Set by each county and city, from 0% to 10% a year on a homestead
Massachusetts	No cap in the Lincoln Institute table
Michigan	The lesser of 5% or inflation
Minnesota	No cap in the Lincoln Institute table
Mississippi	No cap in the Lincoln Institute table
Missouri	No cap in the Lincoln Institute table
Montana	No cap in the Lincoln Institute table
Nebraska	No cap in the Lincoln Institute table
Nevada	No cap in the Lincoln Institute table
New Hampshire	No cap in the Lincoln Institute table
New Jersey	No cap in the Lincoln Institute table
New Mexico	The greater of 3% of the prior year or 6.1% of value two years earlier
New York	New York City and Nassau County only: 6% a year (20% over 5 years) on 1 to 3 unit homes
North Carolina	No cap in the Lincoln Institute table
North Dakota	No cap in the Lincoln Institute table
Ohio	No cap in the Lincoln Institute table
Oklahoma	3% a year on homesteads and farms, 5% on other property
Oregon	3% a year on maximum assessed value
Pennsylvania	No cap in the Lincoln Institute table
Rhode Island	No cap in the Lincoln Institute table
South Carolina	15% over a 5-year reappraisal cycle (about 2.8% a year)
South Dakota	No cap in the Lincoln Institute table
Tennessee	No cap in the Lincoln Institute table
Texas	10% a year on a residence homestead
Utah	No cap in the Lincoln Institute table
Vermont	No cap in the Lincoln Institute table
Virginia	No cap in the Lincoln Institute table
Washington	No cap in the Lincoln Institute table
West Virginia	No cap in the Lincoln Institute table
Wisconsin	No cap in the Lincoln Institute table
Wyoming	No cap in the Lincoln Institute table

Most of these caps hold yearly growth to between 2% and 10%, and most end when the home sells.

How a Sale Resets the Assessed Value

In most capped states, a sale ends the cap and the assessed value jumps to the current market price. Florida’s statute says a homestead “shall be assessed at just value” the January after a change of ownership (Florida Statutes 193.155). Michigan lifts the cap on taxable value the year after a transfer of ownership (MCL 211.27a). Texas starts its 10% limit only after an owner first claims the homestead exemption (Tax Code 23.23).

That is how two neighbors in identical houses can owe very different bills: the one who bought years ago is still capped, and the one who bought last year is taxed on today’s price.

Oregon works differently. Its limit is 3% a year on maximum assessed value, and a sale does not reset it. New construction, subdivision and rezoning do (ORS 308.146). Arizona’s cap also does not reset at a sale (Lincoln Institute).

Texas and California Property Taxes Compared

Texas has 2 times the effective rate of California but caps a homestead less tightly. Texas ranks 7th at 1.40% of home value, and California ranks 32nd at 0.70%. Texas limits a homestead’s appraised value to 10% a year. California’s Proposition 13 limits assessed value to the lesser of 2% or inflation, and a sale resets it.

Read each state’s full rules in our Texas property tax guide and California property tax guide. Both cover exemptions, deadlines and how to challenge a valuation.

What Supporters and Critics Say About Caps

Supporters say caps and exemptions give owners relief as home values and bills rise. Montana’s governor says 80% of homeowners saw lower property taxes last year after the state created its Homestead Rate (Governor’s Office, February 2026).

Critics point to shifted costs and uneven rules. Tax Foundation says Montana’s package “actually resulted in a shifted burden” (Tax Foundation). It warns that Georgia’s opt-outs risk creating two separate local tax systems, because the school systems in the five largest counties opted out (Tax Foundation).

Common Questions About Property Tax by State

What You Can Do

1. Find your state’s three rules. Use the finders above for your rate, your homestead exemption and your cap.
2. Claim every exemption you qualify for. Most need an application. California’s deadline is February 15 and Montana’s was March 1 in 2026, so ask your county assessor for yours.
3. Check your assessment. If your assessed value looks too high, ask your county how to appeal it. Our Texas guide shows how a protest works in one state.
4. Follow property tax bills in your legislature. Caps, exemptions and rate freezes change often, and the sessions that set them are public.