Pick your state, get a real-world estimate. Then edit the rate to match your county — because your county, not your state, sets the actual bill.
The rate auto-fills with your state's typical effective rate (tax paid ÷ market value). If you know your county's number, type it in — that beats any average.
Counties talk in mill rates, assessment ratios and exemptions — deliberately confusing. The effective rate cuts through it: total tax actually paid, divided by what the home is actually worth. That's the number used here, and it's the only one that lets you compare places fairly.
Most states offer exemptions that averages can't capture: homestead exemptions for a primary residence, senior and veteran discounts, and caps that limit how fast assessments can rise (California's Prop 13 being the famous one). If you qualify and haven't filed for your exemption — do it, it's usually a one-page form.
Averages hide spread. Texas averages ~1.7%, but plenty of Texas suburbs with new schools run well above 2%. School district lines can change your bill by thousands across the street. Before buying, look up the actual current bill on the county assessor's site — it's public record.
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Property tax is simple in form: your home's assessed value multiplied by the local tax rate (sometimes quoted as a millage rate). The complications are all in the details — assessed value isn't always the same as market value, rates are set by a stack of local authorities (county, city, school district), and exemptions can lower the taxable amount. Effective rates across the U.S. range widely, from roughly 0.3% of value in the lowest states to well over 2% in the highest, so the same $400,000 home can carry a tax bill anywhere from about $1,200 to over $8,000 a year depending on where it sits.
A $400,000 home in an area with a 1.1% effective rate owes about $4,400 a year, or roughly $367 a month — which is usually collected inside your mortgage payment through escrow. Move that same home to a 2.0% county and the bill jumps to $8,000 a year; drop it to a 0.5% state and it falls under $2,000. Because the rate matters so much, it's worth checking the typical rate for your state (built into the calculator above) before you assume a monthly payment.
Is assessed value the same as what I paid?
Not necessarily. Counties use their own assessment methods and schedules; some assess at full market value, others at a fixed percentage of it. Your assessment notice shows the number your tax is actually based on.
Who sets the rate?
Usually several overlapping bodies — county, municipality, and school district — whose rates add up to your total. That's why two homes a mile apart can owe different amounts.
Can I lower my bill?
Often, yes. Homestead and senior exemptions reduce the taxable value, and you can appeal an over-assessment. Our guide to lowering property taxes walks through the appeals that actually win.
Why is this in my mortgage payment?
Most lenders collect a twelfth of your annual tax each month into escrow and pay the county for you, so the bill doesn't land as one big lump. See the mortgage calculator for the full picture.