Where Property Taxes Hit the Hardest
Property taxes can make or break the cost of owning a home. Some states keep them light, while others lean on homeowners to fund schools, infrastructure, and local services.
Using the Tax Foundation’s 2024 effective property tax rates, we ranked the top 25 states with the steepest bills. If you’re thinking of buying, these are the states where you’ll pay the most.
Quick Note on the Data
The rankings here are based on effective property tax rates, which measure the average tax bill as a percentage of a home’s value. That means some states with lower rates but very high home values (like California, Hawaii, and DC) still show up because the actual dollar amounts are so large. All data comes from the Tax Foundation’s 2024 property tax report.
#25: Kansas
Effective Property Tax Rate: 1.37%
Median Home Value: ~190,000
Average Annual Bill: ~$2,600
Kansas homeowners face higher-than-average property taxes. School districts and local governments rely heavily on property owners, which keeps rates high despite modest housing prices.
Stephen Edmonds, Wikimedia Commons
#24: Michigan
Effective Property Tax Rate: 1.38%
Median Home Value: ~190,000
Average Annual Bill: ~$2,620
Michigan sneaks into the top 25 with rates just above Kansas. Metro areas like Detroit and Ann Arbor tend to push averages higher, making tax bills harder to ignore.
#23: Ohio
Effective Property Tax Rate: 1.39%
Median Home Value: ~185,000
Average Annual Bill: ~$2,575
Ohio combines affordable home prices with above-average tax rates. Suburbs around Cleveland and Columbus often see the highest bills, though small towns feel the pinch too.
Paul Wasneski, Wikimedia Commons
#22: Iowa
Effective Property Tax Rate: 1.43%
Median Home Value: ~175,000
Average Annual Bill: ~$2,500
Iowa’s property tax rates lean high compared to neighboring states. With schools funded mainly by property owners, homeowners carry much of the burden.
davidwilson1949, Wikimedia Commons
#21: Rhode Island
Effective Property Tax Rate: 1.45%
Median Home Value: ~315,000
Average Annual Bill: ~$4,575
Rhode Island may be small, but its property taxes are anything but. Oceanfront homes carry some of the biggest bills, keeping the Ocean State near the top.
Kenneth C. Zirkel, Wikimedia Commons
#20: Pennsylvania
Effective Property Tax Rate: 1.46%
Median Home Value: ~220,000
Average Annual Bill: ~$3,200
Pennsylvania homeowners deal with high rates, especially around Philadelphia’s suburbs and Pittsburgh. While homes are cheaper than coastal states, the rates make ownership pricey.
The Philadelphia Negro, Wikimedia Commons
#19: Texas
Effective Property Tax Rate: 1.68%
Median Home Value: ~250,000
Average Annual Bill: ~$4,200
Texas skips income tax but makes up for it with heavy property taxes. Local schools and county governments lean on homeowners, especially in growing metro areas like Dallas and Austin.
Michael Barera, Wikimedia Commons
#18: Vermont
Effective Property Tax Rate: 1.71%
Median Home Value: ~250,000
Average Annual Bill: ~$4,275
Vermont’s natural beauty and small-town charm come at a cost. The state relies heavily on property owners for education funding, so even modest homes see hefty bills.
Carol M. Highsmith, Wikimedia Commons
#17: New Hampshire
Effective Property Tax Rate: 1.77%
Median Home Value: ~310,000
Average Annual Bill: ~$5,490
With no income or sales tax, New Hampshire leans heavily on property taxes. Homeowners here pay some of the steepest bills in New England.
Carol M. Highsmith, Wikimedia Commons
#16: Nebraska
Effective Property Tax Rate: 1.77%
Median Home Value: ~200,000
Average Annual Bill: ~$3,540
Nebraska’s reliance on property taxes pushes it into the top 20. Farm communities and suburban areas alike face rates that climb higher than most Midwestern states.
Tony Webster from Minneapolis, Minnesota, United States, Wikimedia Commons
#15: Maine
Effective Property Tax Rate: 1.77%
Median Home Value: ~230,000
Average Annual Bill: ~$4,070
Maine homeowners face above-average bills, especially in coastal areas where values are higher. Property taxes here fund schools and small-town infrastructure.
#14: Wisconsin
Effective Property Tax Rate: 1.73%
Median Home Value: ~230,000
Average Annual Bill: ~$3,975
Wisconsin relies heavily on property owners to fund education and services. Even modest homes end up carrying heavy annual bills compared to neighboring states.
Isaac Rowlett, Wikimedia Commons
#13: New York
Effective Property Tax Rate: 1.64%
Median Home Value: ~340,000
Average Annual Bill: ~$5,575
New York’s suburbs drive up its ranking. Westchester, Long Island, and upstate counties see some of the highest property tax bills in the entire country.
#12: Massachusetts
Effective Property Tax Rate: 1.23%
Median Home Value: ~450,000
Average Annual Bill: ~$5,535
Massachusetts pairs high property values with high tax rates, creating some of the steepest annual bills in New England, especially in Boston’s suburbs.
#11: Minnesota
Effective Property Tax Rate: 1.08%
Median Home Value: ~280,000
Average Annual Bill: ~$3,020
Minnesota offers quality services, but homeowners help foot the bill. Rates are steep compared to other Midwestern states, and metro areas like Minneapolis push costs higher.
AlexiusHoratius, Wikimedia Commons
#10: Maryland
Effective Property Tax Rate: 1.05%
Median Home Value: ~350,000
Average Annual Bill: ~$3,675
Maryland homeowners pay big property tax bills thanks to both high rates and high values. Counties near D.C. and Baltimore see some of the steepest numbers.
Matthew Binebrink, Wikimedia Commons
#9: Oregon
Effective Property Tax Rate: 0.90%
Median Home Value: ~360,000
Average Annual Bill: ~$3,240
Oregon’s rates don’t look scary at first glance, but paired with rising home prices, bills climb fast. Portland-area homeowners especially feel the pinch.
Spicypepper999, Wikimedia Commons
#8: Illinois
Effective Property Tax Rate: 1.83%
Median Home Value: ~220,000
Average Annual Bill: ~$4,025
Illinois consistently ranks near the very top for property taxes. Suburban Chicago homeowners send in some of the highest property tax checks in the nation.
#7: Connecticut
Effective Property Tax Rate: 1.48%
Median Home Value: ~290,000
Average Annual Bill: ~$4,295
Connecticut couples high rates with high home values, pushing average bills into the thousands. Suburbs near New York City are particularly punishing.
#6: Hawaii
Effective Property Tax Rate: 0.29%
Median Home Value: ~765,000
Average Annual Bill: ~$2,220
While Hawaii technically has the lowest rate, the sky-high property values make actual tax bills massive. Even small condos come with big yearly checks.
Prayitno / Thank you for (12 millions +) view from Los Angeles, USA, Wikimedia Commons
#5: Alaska
Effective Property Tax Rate: 1.04%
Median Home Value: ~280,000
Average Annual Bill: ~$2,910
Alaska doesn’t have sales or income tax, so property owners cover more of the budget. Services across its vast geography make bills high compared to other Western states.
Quintin Soloviev, Wikimedia Commons
#4: Washington, DC
Effective Property Tax Rate: 0.57%
Median Home Value: ~705,000
Average Annual Bill: ~$4,015
The District has lower rates, but extremely high home values. This combo keeps DC near the top in terms of what owners actually pay.
Carol M. Highsmith, Wikimedia Commons
#3: California
Effective Property Tax Rate: 0.75%
Median Home Value: ~660,000
Average Annual Bill: ~$4,950
California has protections like Prop 13, but high real estate prices keep average bills massive. Bay Area and coastal cities push totals into the five figures for many households.
Robert Campbell, Wikimedia Commons
#2: New Hampshire
Effective Property Tax Rate: 1.77%
Median Home Value: ~310,000
Average Annual Bill: ~$5,490
High rates combined with rising home values leave Granite State homeowners with some of the heaviest property tax burdens in America.
Quintin Soloviev, Wikimedia Commons
#1: New Jersey
Effective Property Tax Rate: 1.79%
Median Home Value: ~375,000
Average Annual Bill: ~$6,720
New Jersey officially tops the Tax Foundation’s rankings. With the highest effective rates in the nation, Garden State homeowners send thousands to their local governments every year.
Kidfly182, CC BY-SA 4.0, via Wikimedia Commons, Wikimedia Commons
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