A mill rate is the amount of tax per $1,000 of assessed property value. One mill equals $1 per $1,000. A mill rate of 25 means you pay $25 for every $1,000 of taxable value, equivalent to a 2.5% tax rate.

How is assessed value different from market value?

Assessed value is the value assigned by the county assessor for tax purposes. It may be the full market value or a percentage of it, depending on your jurisdiction. Many areas assess at 80–90% of market value, and some use much lower ratios.

What is a homestead exemption?

A homestead exemption reduces the taxable value of your primary residence. The amount varies by state and locality — some offer a flat dollar amount (e.g., $50,000) while others reduce assessed value by a percentage. You typically must apply to your county assessor.

Can I deduct property taxes on my federal return?

Yes, if you itemize deductions. Property taxes are part of the State and Local Tax (SALT) deduction, currently capped at $10,000 per year ($5,000 if married filing separately). This cap includes state income or sales tax as well.

How often are property taxes reassessed?

Assessment frequency varies by jurisdiction. Some reassess annually, others every 2–5 years. Some states like California (Proposition 13) limit annual assessment increases to 2% regardless of market value changes until the property is sold.

What if I think my property tax assessment is wrong?

You can file a property tax appeal with your local board of equalization or assessor's office. Gather comparable sales data showing your assessed value exceeds market value. Most jurisdictions have a filing window shortly after assessment notices are mailed.

Property Tax Calculator

Free property tax calculator. Estimate annual property taxes using assessed value and mill rate. Includes homestead exemptions and monthly escrow breakdowns.

Assessed Value

Market Value (optional)

Mill Rate (per $1,000)

Homestead Exemption

Other Exemptions

Annual Property Tax

$7,500.00

Monthly Escrow

$625.00

Taxable Value

$300,000.00

After $50,000.00 exemptions

Effective Tax Rate

1.875%

Based on market value

Mill Rate

25.00

2.50% effective

Exemption Savings

$1,250.00

$104.17/mo saved

Assessment Breakdown

Taxable: $300,000.00

Exempt: $50,000.00

Tax at Different Mill Rates

Mill Rate	% Rate	Annual Tax	Monthly
10 mills	1.0%	$3,000.00	$250.00
15 mills	1.5%	$4,500.00	$375.00
20 mills	2.0%	$6,000.00	$500.00
25 mills ←	2.5%	$7,500.00	$625.00
30 mills	3.0%	$9,000.00	$750.00
35 mills	3.5%	$10,500.00	$875.00
40 mills	4.0%	$12,000.00	$1,000.00

Property tax rates and exemptions vary by jurisdiction. Check your local assessor for exact rates. This is an estimate only.

Planning notes, formulas, and examples

About the Property Tax Calculator

The Property Tax Calculator estimates your annual property tax based on the assessed value of your property and the applicable tax rate. Enter your home's assessed value and the mill rate (or tax rate) to see your total property tax bill, monthly escrow amount, and effective rate.

Property taxes are the primary revenue source for local governments, funding schools, police, fire departments, and infrastructure. Understanding your property tax breakdown helps you budget effectively and identify whether your assessment is fair compared to similar properties.

This calculator supports homestead exemptions, senior citizen exemptions, and other assessment reductions that lower your taxable value before the rate is applied. Property taxes are consistently among the largest recurring costs of homeownership, yet they vary quite dramatically by location. This calculator helps you estimate your annual tax bill based on your assessed value, local millage rate, and any applicable homestead, veteran, disability, or senior exemptions.

When This Page Helps

Property taxes can be a major homeownership expense. This calculator helps you estimate your bill before buying a home, verify your current assessment, plan for escrow payments, and compare tax costs across different properties or jurisdictions. Knowing your estimated tax bill in advance helps you budget accurately and compare the true cost of living across different areas.

How to Use the Inputs

Enter the assessed value of your property (check your tax bill or assessor's website).
Enter the mill rate or tax rate for your jurisdiction.
Optionally enter any exemptions (homestead, senior, veteran, etc.).
View your annual tax, monthly escrow amount, and effective rate.
Compare results for different properties or jurisdictions.

Formula used

Taxable Value = Assessed Value – Exemptions
Annual Tax = Taxable Value × (Mill Rate / 1000)
Monthly Escrow = Annual Tax / 12
Effective Rate = (Annual Tax / Market Value) × 100

Example Calculation

Result: Annual tax: $7,500 | Monthly escrow: $625

Assessed value of $350,000 with a $50,000 homestead exemption leaves $300,000 taxable. At a 25 mill rate (2.5%), annual tax = $300,000 × 0.025 = $7,500. Monthly escrow = $7,500 / 12 = $625.

Tips & Best Practices

Your assessed value may differ from market value — check your county assessor's website for the assessment ratio.
Mill rate = tax per $1,000 of assessed value. A 25 mill rate = 2.5% effective rate.
Apply for homestead exemption if you use the property as your primary residence.
Property tax rates often change annually — check your bill for the current rate.
If your assessment seems too high, you may have grounds for a property tax appeal.
Escrow accounts may require additional cushion — your lender typically adds 2 months of reserves.

Understanding Property Tax Components

Property tax bills typically include levies from multiple taxing authorities — school districts, county government, city/town government, and special districts (fire, library, park). Each sets its own rate, and the combined total is your effective mill rate.

Escrow and Mortgage Payments

Most mortgage lenders require an escrow account for property taxes. Your monthly mortgage payment includes a portion for taxes that the lender holds and pays on your behalf. If taxes increase, your escrow payment increases too, potentially raising your total monthly payment.

Comparing Tax Burdens

When comparing homes in different areas, look at the effective tax rate (total tax / market value) rather than the mill rate alone, since assessment ratios differ. A high mill rate with a low assessment ratio may produce a lower bill than a low mill rate with a 100% assessment ratio.

Sources & Methodology

Last updated: March 28, 2026

Methodology

This page applies the standard local property-tax arithmetic once the user knows the relevant local inputs. It subtracts homestead and other entered exemptions from assessed value, multiplies the remaining taxable assessed value by the entered mill rate divided by 1,000, and then expresses the result as an annual tax estimate plus a simple monthly escrow equivalent.

The page does not maintain a jurisdiction database or decide exemption eligibility. Assessment ratios, mill levies, classification rules, caps, and appeal rights vary by state and county, so the result should be treated as a worksheet built on user-supplied local values rather than as an official bill.

Sources

Understanding Property Taxes in Colorado (Colorado Department of Local Affairs) — Official state explanation of actual value, assessment rate, assessed value, and mill levy.
Property Tax Calculation (Boulder County Assessor) — Official county example of tax = assessed value × mill levy / 1,000 with exemption adjustments handled before tax calculation.

Frequently Asked Questions

A mill rate is the amount of tax per $1,000 of assessed property value. One mill equals $1 per $1,000. A mill rate of 25 means you pay $25 for every $1,000 of taxable value, equivalent to a 2.5% tax rate.