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How do California property taxes compare to other states?
The most direct state-to-state comparison uses 2024 estimates of effective property-tax rates on owner-occupied housing. The Tax Foundation calculates the rate by dividing real property taxes paid by owner-occupied housing value, drawing on U.S. Census Bureau American Community Survey datasets B25082 and B25090. The data were published in March 2026.
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| Place | Effective rate, 2024 | Position in this comparison |
|---|---|---|
| New Jersey | 1.88% | Highest among states, tied with Illinois |
| Illinois | 1.88% | Highest among states, tied with New Jersey |
| United States | 0.90% | National reference |
| California | 0.70% | 32nd among states |
| Hawaii | 0.29% | Lowest among states |
| Texas | 1.40% | Additional comparison |
| Florida | 0.78% | Additional comparison |
| Nevada | 0.50% | Additional comparison |
Each rate refers to 2024 owner-occupied housing, not every type of real estate. The Tax Foundation state and county comparison also provides county-level median bill and home-value estimates. Those local figures can help explain differences within a state, but a median is not an estimate for a particular address.
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A free scan shows the junk files, broken settings and background clutter dragging Windows down - then fixes them in one click.Free scan · Windows 10 & 11The figures are most useful as a like-for-like snapshot: the same year, homeowner population, and denominator are used for each state. The headline ranking is not a ranking of statutory rates, nor does it say which state collects the most total property-tax revenue. A state’s place can change when the measure changes, so the year and definition belong alongside any rate comparison.
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Does California have high property taxes?
By this homeowner effective-rate measure, California was below the national average and many states with higher rates. That does not make California a low-cost state overall, nor does it establish that a particular California homeowner pays less than a homeowner elsewhere. A rate compares taxes with a value denominator; an actual bill reflects the taxable assessment and rules in the property’s jurisdiction. Home prices, other taxes, and local services are separate parts of the cost comparison.
For a simple arithmetic illustration—not a bill estimate—0.70% of a hypothetical $500,000 home value is $3,500, while 0.90% of that same value is $4,500. This demonstrates how the table’s rates compare when applied to an identical value. It does not predict a California bill: the published figure is an aggregate effective rate on owner-occupied housing, while a parcel’s assessment and applicable local charges may differ from its market value and from that statewide average.
That distinction also explains why a lower rate does not necessarily mean a lower bill. Applying a smaller percentage to a higher-value home can still produce a larger amount than applying a higher percentage to a less expensive home. The rates alone also leave out other household taxes, housing costs, and the services supported locally. A fair move comparison therefore needs more than a single state ranking.
What the effective rate includes—and what it leaves out
The denominator is essential. The owner-occupied measure divides real property taxes paid by the value of owner-occupied homes. It is not a statutory statewide tax rate, an individual parcel rate, or the percentage a buyer should expect to pay on a specific purchase. The Tax Foundation notes that this homeowner comparison excludes property taxes paid by businesses, renters, and other property owners.
Other rankings answer different questions. A comparison of property-tax collections per resident, or collections as a share of personal income, uses a different denominator and may encompass taxes beyond those represented in the owner-occupied home series. Do not mix one of those rankings with the table above as if they measured the same thing. The Tax Foundation explains these distinctions in its discussion of property-tax comparison measures.
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- Effective rate on owner-occupied housing: useful for comparing property taxes relative to owner-occupied home values across states.
- Individual tax bill: the amount charged for a particular parcel under its assessment and local rules.
- Collections per person or relative to income: broader collection measures that answer different questions from the homeowner rate.
When reviewing a comparison, check both what is in the numerator and what is in the denominator. A homeowner rate relates taxes paid to owner-occupied housing value. A collections-to-income measure instead relates collections to personal income; a per-capita measure relates collections to population. These measures are not interchangeable, and neither substitutes for a parcel-specific estimate.
Why can two similar California homes have different tax bills?
California’s Proposition 13 system makes the owner’s assessment history important. Voters passed Proposition 13 in 1978. Under the Tax Foundation’s explanation, it limits the property-tax rate to 1% of assessed value and generally limits annual assessed-value growth to 2%. The assessment is tied to purchase value with capped growth; when a property is sold, its assessment resets to the new purchase price. See the Tax Foundation’s analysis of California’s Proposition 13 system.
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That framework can leave two similar homes with different assessed values when their owners bought at different times or one property has changed ownership more recently. Their bills can therefore differ even if their homes appear comparable today. A statewide effective rate averages across homes and tax payments; it cannot show the gap between two individual assessments. The 2% limit concerns annual growth in assessed value; it should not be mistaken for a limit on how quickly market prices can rise.
California is identified as having both assessment limits and rate limits in the Tax Foundation’s comparison of state property-tax limitations. An assessment limit constrains growth in an individual property’s assessed value; a rate limit caps the rate applied; a levy limit instead constrains total collections. These are distinct policy tools, not interchangeable descriptions of a state’s system. The property-tax assessment guide describes the different limit types and notes that assessment caps can shift a larger share of the burden toward newer properties or properties that have changed ownership. It also identifies possible disincentives to moving or making improvements; those are policy-analysis conclusions, not guaranteed outcomes for every property or taxpayer.
These rules matter when comparing states because two places with similar effective rates may use different assessment, rate, or levy limits. The effective-rate table does not describe those policy mechanics. For a fuller comparison, look at the limits and reset rules that apply, as well as the property type and taxpayer group included in the rate.
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How much property tax might I pay if I move?
The statewide effective rate is a useful first screen, not a personal estimate. A sound move comparison needs to align the home value, geography, year, and property-tax measure. It should also account for the assessment and reset rules that apply to the property rather than assuming a state’s average rate will simply be charged against a buyer’s market-value estimate.
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1Repair Windows errors before they cause bigger problems2Fix the driver behind crashes, sound loss and screen glitches3Clear out junk files and repair common Windows errors- Start with the destination property and location. Identify the relevant local jurisdiction and the home or property type. A state average cannot distinguish counties or particular parcels.
- Use the same kind of number on both sides. Compare owner-occupied effective rates with owner-occupied effective rates for the same year. If you use median bills instead, label them as medians and keep their geography and year clear.
- Check how the taxable assessment is determined. Find out whether assessment growth is limited and whether a sale resets the assessment. In California, Proposition 13 ties assessment to purchase value, generally caps annual growth at 2%, and resets the assessment to the new purchase price on sale.
- Separate rate from bill. A higher-value property can have a higher bill even where the effective rate is lower. Use a state rate as context, not as a quote for a specific home.
- Compare the broader household trade-offs. Consider housing prices, other taxes, local services, and any applicable exemptions alongside property taxes. Property-tax rates alone do not measure total tax burden or housing affordability.
The Tax Foundation comparison’s 2024 rates offer a common-year starting point, and its page includes county median bill and value estimates. Those estimates can narrow a geographic comparison, but they still do not replace an assessment-specific calculation. If you use a county median, remember that it describes a county-level typical figure, not necessarily the neighborhood, property type, or assessment history of the home you are considering.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Why property taxes matter to local services
Property taxes are levied almost exclusively at the local level and help finance services such as K–12 schools, local roads, police, fire and emergency medical services, and parks. Tax Foundation reports that in fiscal year 2023 property taxes made up 28.9% of total state and local tax collections nationally and 70.0% of local tax collections. These figures describe collections, not the share of an individual household’s taxes or the rate on a home.
A separate analysis using the U.S. Census Bureau’s 2021 Annual Survey of State and Local Government Finances reports that property taxes generated 73% of local tax revenue nationwide and 70% in California. That is a 2021 local-tax-revenue measure, distinct from the fiscal-year 2023 collection shares above. The distinction matters: numbers with similar labels can describe different years and collection categories. See the Tax Foundation’s analysis of local property-tax revenue shares.
The local-funding context helps explain why rates are only one part of a state comparison. Property taxes are an important local revenue source, but their share of collections is not a measure of whether one household receives more or better services. Nor can a local revenue share be substituted for an owner-occupied effective rate: one describes the composition of government collections, while the other compares homeowner property taxes with home value.
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What to conclude from the state ranking
California’s 2024 owner-occupied effective rate was lower than the U.S. average, but the ranking does not determine whether a specific homeowner has a high bill. The rate describes taxes relative to owner-occupied housing value across the state; Proposition 13’s assessment rules help explain why individual California bills can vary with purchase history. For a relocation decision, compare equivalent measures for the same year and then examine the actual property’s assessment, local context, home value, and the wider costs and services that matter to you.
Frequently Asked Questions
What state has the highest property taxes?
In the 2024 Tax Foundation comparison of effective rates on owner-occupied housing value, New Jersey and Illinois tied for the highest rate at 1.88%. This is a homeowner rate comparison, not a ranking of every property-tax bill or statutory tax rate.
Does California have high property taxes compared with other states?
California’s 2024 effective rate on owner-occupied housing was 0.70%, below the 0.90% U.S. average, and ranked 32nd among states in that series. The rate does not determine an individual bill or total housing and tax costs.
Why is my California property tax bill different from my neighbor’s?
Proposition 13 ties assessment to purchase value, generally limits annual assessed-value growth to 2%, and resets assessment to the new purchase price when a property is sold. Similar homes can therefore have different assessed values and bills when their purchase histories differ.
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How much property tax would I pay if I moved to another state?
A statewide effective rate is a screening tool, not a personal estimate. Compare the same year and measure, then check the destination property’s value, location, assessment and reset rules, and any applicable exemptions. A higher-value property can have a larger bill even in a lower-rate state.
Does a lower property-tax rate mean lower taxes overall?
No. The owner-occupied effective-rate comparison does not measure other taxes, housing prices, or local services, and it excludes taxes paid by businesses, renters, and other property owners. It is one input to a broader cost comparison.
The Bottom Line
California’s 2024 owner-occupied effective property-tax rate was 0.70%, below the 0.90% U.S. average. That comparison provides useful context, but an individual bill depends on the property, location, and assessment history. For a move, compare consistent measures and investigate the actual home’s assessment rules and broader costs.
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