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States With the Highest Property Taxes (2026)

Effective tax rates and median annual bills for all 50 states, ranked from highest to lowest.

In high-tax states, property taxes are the single largest annual expense for many homeowners — exceeding mortgage principal, state income taxes, and even federal taxes in some cases. New Jersey homeowners with a median-valued home pay nearly $9,500 per year; in Connecticut, that number approaches $7,300.

High rates don't always mean unaffordable bills, though. Illinois has a high effective rate (2.08%) but relatively modest home values in many counties, keeping median bills lower than comparable-rate states in the Northeast. Understanding both the rate and your local home values gives you the full picture.

10 States With the Highest Property Tax Rates

1
New Jersey
2.23% effective rate · ~$9,476/yr median
2
New Hampshire
2.09% effective rate · ~$7,172/yr median
3
Illinois
2.08% effective rate · ~$5,765/yr median
4
Vermont
1.90% effective rate · ~$4,862/yr median
5
Connecticut
1.79% effective rate · ~$7,280/yr median
6
Wisconsin
1.76% effective rate · ~$4,027/yr median
7
Nebraska
1.73% effective rate · ~$3,548/yr median
8
New York
1.72% effective rate · ~$7,058/yr median
9
Texas
1.60% effective rate · ~$4,013/yr median
10
Pennsylvania
1.58% effective rate · ~$4,018/yr median

All 50 States Ranked by Property Tax Rate

#StateEffective Rate
1New JerseyNJ2.23%
2New HampshireNH2.09%
3IllinoisIL2.08%
4VermontVT1.90%
5ConnecticutCT1.79%
6WisconsinWI1.76%
7NebraskaNE1.73%
8New YorkNY1.72%
9TexasTX1.60%
10PennsylvaniaPA1.58%
11MichiganMI1.54%
12OhioOH1.53%
13Rhode IslandRI1.53%
14IowaIA1.43%
15MaineME1.36%

Effective rates are median estimates based on Tax Foundation and WalletHub data. Rates vary by county and assessment year — verify with your local tax authority.

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Related Guides

States With the Lowest Property Taxes
Find the 10 most affordable states for property owners.
How to Appeal Your Property Tax Assessment
Challenge an over-assessed value and lower your bill.

Frequently Asked Questions

Which state has the highest property taxes?
New Jersey has the highest effective property tax rate in the United States at approximately 2.23% of home value, with a median annual tax bill of around $9,476. Illinois (2.08%) and New Hampshire (2.09%) are close behind. Property taxes in these states are high primarily because local governments — particularly school districts — rely heavily on property tax revenue.
Why does New Jersey have such high property taxes?
New Jersey's high property taxes stem from its fragmented local government structure. With nearly 600 municipalities, each running their own police department, public works, and school district, local costs are high and property taxes are the primary funding mechanism. New Jersey also has some of the highest-rated public schools in the country, which come at a significant cost funded through local levies.
Do high property tax states offer better public services?
Often yes — states with high property tax rates tend to have well-funded public school systems, robust local infrastructure, and strong municipal services. New Jersey, Connecticut, and New Hampshire consistently rank among the top states for public school quality. Whether that trade-off is worth it depends on your priorities as a homeowner.
Can I lower my property taxes in a high-tax state?
Yes. Most high-tax states offer meaningful exemption programs: New Jersey has a Senior Freeze program that locks assessed values for qualifying seniors; New York's STAR program reduces school taxes for homeowners; Illinois offers a Homestead Exemption that reduces assessed value. You can also appeal your assessment if you believe your home is overvalued. See our guide on how to appeal your property tax assessment.
Is it worth moving to avoid high property taxes?
Property taxes are just one component of your total tax burden. Some high-property-tax states (like New Hampshire) have no state income tax, which can offset the property tax burden for high earners. Before making a relocation decision purely on property taxes, calculate your full state and local tax picture including income, sales, and property taxes combined.

Information is for reference only. Tax rates and laws vary by jurisdiction — consult your local assessor's office or a tax professional for advice specific to your situation.