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Estimate your annual property tax and monthly escrow from home value and rate. Free, no signup.

Property Tax Calculator

Find out what you will owe each year on a home — and what your lender will set aside each month in escrow — from your home value, local tax rate, and exemptions.

Market value or purchase price of the home.
Use percent if your county quotes a rate like 1.2%. Use mills if it quotes a millage like 12 mills (1 mill = $1 per $1,000 of value).
Percent per year, e.g. 1.2 means 1.2% of taxable value.
Many counties tax only a fraction of market value. Leave at 100% if your county taxes full value.
Homestead or other exemptions that reduce taxable value, e.g. a $50,000 homestead exemption.
Optional: lenders often hold a cushion of up to one-sixth of the annual tax (about 16.67%) on top of the monthly amount.
Estimated annual property tax$0
Home value$0
Assessed value$0
Less exemptions$0
Taxable value$0
Applied tax rate0%
Annual property tax$0
Monthly escrow amount$0
Effective tax rate (on full home value)0%

100% private

Every number is calculated in your browser. Nothing is sent to a server or stored.

No signup

No account, no email, no download — just enter your numbers and get the answer.

Free forever

Use it as often as you like, for as many properties as you are comparing.

How to use this calculator

  1. 1Enter the home value

    Type the market value or purchase price of the home you are buying or already own.

  2. 2Pick the rate type and enter the rate

    Choose percent or mill rate, matching how your county or city quotes it, then enter the number.

  3. 3Add exemptions and assessment ratio

    Subtract homestead or senior exemptions, and set the assessed ratio if your county taxes only part of market value.

  4. 4Read the annual and monthly figures

    See the yearly tax, the monthly escrow amount your lender will collect, and your effective rate.

Why use this calculator

Percent and mill rates both supported

Some counties quote 1.2%, others quote 12 mills. Enter it the way your bill states it — no conversion math needed.

Homestead and other exemptions included

Exemptions can cut thousands off a bill. Enter yours and see the real taxable value, not the headline number.

Monthly escrow, not just annual tax

Most mortgages collect property tax monthly in escrow. See the exact monthly amount that lands in your payment.

Assessment ratios handled

If your county assesses at 80% or 35% of market value, the calculator taxes only that share — the way the real bill works.

Compare homes across counties

Run the same home value through two different rates and see which county actually costs less each year.

Effective rate at a glance

Compare the true burden on the full home value, after exemptions and assessment ratios, in one number.

Frequently asked questions

How is property tax calculated?
Property tax equals taxable value times the local tax rate. Taxable value is the assessed value minus exemptions. Assessed value is often a percentage of market value, set by your county assessor. The rate is set by your city, county, school district, and other local taxing bodies.
What is a mill rate?
A mill is $1 of tax per $1,000 of taxable value. A 12-mill rate equals 1.2%. To convert mills to a percent, divide by 10. This calculator accepts either format, so you can enter the number exactly as it appears on your tax bill.
What is a homestead exemption?
A homestead exemption reduces the taxable value of your primary residence. Amounts vary widely — for example, Texas offers a $100,000 school-district homestead exemption, while other states offer flat amounts or percentages. Check your county assessor's site for what you qualify for, and remember you usually must apply for it.
Why is my escrow payment higher than tax divided by 12?
Lenders are allowed to hold a cushion of up to one-sixth of the annual tax (about 16.67%) in escrow, to cover increases before the next bill arrives. Enter that cushion percentage above to match your lender's monthly collection.
Does this include other charges on my tax bill?
No. Many bills add special assessments, school bonds, or service fees on top of the base tax. This calculator estimates the base property tax only, so your actual bill may be slightly higher.
What is a typical US property tax rate?
The national effective rate averages roughly 0.9% of home value, but the range is huge: under 0.3% in Hawaii and Alabama, and over 2% in New Jersey, Illinois, and New Hampshire. Always use your own county's rate for a real estimate.
Can I appeal my property tax?
Yes. If you believe your assessed value is too high, most counties let you appeal with evidence such as recent comparable sales or an independent appraisal. Appeals are usually filed once a year, within a deadline set by your assessor.
Do property taxes change every year?
Often, yes. Your bill can change when the assessor updates your home's value, when local rates change, or when voters approve new levies. Some states cap annual assessment growth for homesteads, which slows increases.

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