Property Tax Calculator
Your bill is not the rate times what your house is worth. It is charged on the assessed value, which is often a fraction of market value - and that fraction is where most people go wrong.
Your yearly property tax
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- Each month
- $0
- Assessed value
- $0
- Taxed on, after exemption
- $0
- Your exemption saves
- $0
- Effective rate on market value
- 0%
Where the money goes
The green block is your exemption saves and it stays yours. The orange is taxed on and it does not come back.
Move it and watch
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at {v} for what it is worth
And what you can change
Why your own figure may differ
What it costs over the years ahead
Even with the rate unchanged, a rising assessment raises the bill every year.
| In | Assessed value | Yearly tax | Each month |
|---|
Assessed value = market value x the assessment ratio. Take off any exemption, then multiply by your total tax rate. The effective rate on market value is the bill divided by what the house is actually worth, which is what makes two areas comparable.
Property tax: real examples
Three ways the same house is taxed differently. Click any card to load it.
- Assessed at full value
$400,000 home, 1.2% rate
Assessment ratio of 100%.
A $4,800 bill, or $400 a month on top of your mortgage. This is the case people assume.
Load this scenario in the calculator → - Assessed at half
The same house, 50% ratio
Tax charged on half the market value.
The bill halves to $2,400. Getting the assessment ratio wrong is the biggest single cause of miscalculation.
Load this scenario in the calculator → - With an exemption
A $50,000 homestead exemption
Taken off the assessed value first.
It saves $600 a year, every year. If you moved recently, check you actually reapplied - many people do not.
Load this scenario in the calculator →
Common questions about property tax
Why is my bill not just the rate times what my house is worth?
Because tax is charged on the assessed value, which is often a set fraction of market value rather than the whole thing. Some places assess at full value, some at a half or less. Getting that fraction wrong is the single biggest reason people miscalculate their bill.
Where do I find my rate and assessment ratio?
Your county or city assessor publishes both, and your last tax bill shows them. Look for the assessed value and the total rate, which is usually several rates added together - county, city, school district and any special districts. This tool asks you for the real figures rather than guessing at an average.
Why does this not have a table of state rates?
Because a state average would be nearly useless to you. Property tax is set locally, and two towns in the same state can differ by more than two states differ from each other. Your own bill is the only figure worth using, and it takes a minute to find.
What is a homestead exemption?
A reduction in the assessed value for a home you actually live in. It can be a flat amount off the value or a percentage, and in many places you have to apply for it once. People who move and forget to reapply pay more for years without noticing.
Why does my bill keep rising when my rate has not changed?
Because the assessed value went up. Rising house prices raise the bill even with a flat rate. Some places cap how fast the assessed value can rise for existing owners, which is why a neighbour who has lived there longer may pay far less on an identical house.
Can I challenge my assessment?
Yes, and it is worth doing if similar homes nearby are assessed lower. There is a deadline each year and it is usually short. Bring the assessed values of comparable homes rather than arguing about what you think yours is worth.
The guide behind this calculator
This tool asks for your own rate and assessment ratio rather than using a state average, deliberately. Property tax is set locally, and two towns in the same state can differ by more than two states differ from each other. Your county or city assessor publishes both figures, and your last tax bill shows them.