Compare your assessment and tax bill against what is typical for your county. This is a rough directional signal to help you decide whether a closer look is worth your time — it is not an appraisal, a valuation, or tax advice.
Your figures stay in your browser. This tool runs entirely on your device. Nothing you enter is sent to us or to anyone else, stored, or saved.
The tool runs up to two comparisons, depending on what you enter.
Most states assess homes at a fixed statutory share of market value. Ohio assesses at 35%, Michigan at 50%, South Carolina at 4%, Connecticut at 70%. If you give us your assessed value, we divide it by your state’s ratio to work out what your assessor appears to think your home is worth, then compare that against the figure you entered. That comparison is the one an appeal actually turns on, because an appeal challenges the assessor’s opinion of your home’s value — not the tax rate.
We currently have a documented statutory ratio for 25 states plus Illinois, which sets it per county. In states that do not assess on current market value — California, Arizona, Oregon — this comparison is skipped and the reason explained, rather than producing a misleading answer.
If you enter your annual bill, we divide it by your market value to get your effective tax rate, then compare that against the county median in our data. This works in every county we cover, but it is the weaker signal: a result above the county norm can mean your assessment is high, or simply that your city, school district, or special district levies more than the county average. Property tax appeals cannot change your rate, only your value.
No. It compares your figures against county-wide averages to suggest whether a closer look might be worthwhile. Whether an appeal succeeds depends on your specific parcel, comparable sales, and your county’s evidence rules and deadlines. Only your county assessor or appraisal district can tell you what your assessment is actually based on.
No. Everything runs in your browser. Nothing you type is transmitted, stored, or saved — there is no backend, no database, and no cookies used by this tool. Closing the page discards it.
Most states assess homes at a fixed share of market value — Ohio at 35%, Michigan at 50%, South Carolina at 4%. Comparing your assessment notice against your own estimate of market value shows what your assessor thinks your home is worth, which is the thing an appeal actually challenges. Your tax bill alone cannot separate a high assessment from a high local tax rate.
A few states do not assess on current market value at all. California uses acquisition value under Proposition 13, Arizona uses a capped Limited Property Value, and Oregon uses a capped Maximum Assessed Value. In those states an assessment well below market value is normal and expected, so the comparison would be misleading. New Jersey and Pennsylvania set ratios locally rather than statewide.
Start by requesting your property record card from the county assessor and checking it for factual errors — square footage, bedroom and bathroom count, lot size, condition, or improvements you never made. Then look at recent sales of genuinely comparable homes nearby. Appeal deadlines are strict and often fall within 30 to 60 days of your assessment notice, so check your county’s date before doing anything else.
This tool is informational only. The Property Tax Almanac is an independent editorial reference. It is not affiliated with, endorsed by, or acting on behalf of any government agency, assessor’s office, appraisal district, law firm, or tax-appeal service. Nothing here is an appraisal, a valuation, a determination of your assessment, or a prediction of any appeal outcome.
It compares against county-wide averages. The figures this tool measures you against are county medians and statewide statutory assessment ratios. They may not reflect your specific parcel, your neighbourhood, your property class, exemptions or caps you qualify for, or the particular city, school district, municipal utility district, or special taxing district your address falls in. Within a single county, effective rates commonly vary by a factor of two or more between jurisdictions. A result suggesting your assessment looks high may simply reflect where you live rather than how you are assessed.
Assessment ratios and rates change. Statutory ratios are periodically amended by legislatures and reappraisal cycles can change assessed values substantially in a single year. County rate and median figures on this site are compiled from public sources and are believed accurate as of the date shown on each county page, but they are not guaranteed to be current for your tax year.
No legal, tax, financial, or real estate advice; no warranty. Nothing in this tool constitutes legal, tax, financial, investment, or real estate advice. We make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, or suitability of any result it produces. Any reliance you place on it is strictly at your own risk, and we are not liable for any loss or damage — including indirect or consequential loss — arising from its use or from decisions made on the basis of it.
Confirm with the official source before acting. Your county assessor or appraisal district is the only authority on what your property is assessed at and why. Appeal windows are short and strictly enforced, and vary by county. Before filing anything, contact your assessor’s office — every county page on this site lists its phone number and website — and consider speaking to a qualified property tax professional, appraiser, or attorney.
About this site's data and estimates. The Property Tax Almanac is an independent editorial reference. It is not affiliated with any government agency, tax assessor, or tax preparation service. The calculators and data on this site are informational and are not a substitute for advice from a qualified tax professional, attorney, or your official county assessor or appraisal district.
Accuracy, sources, and scope. Tax rate data is compiled from publicly available sources — including the Texas Comptroller of Public Accounts, the Indiana Department of Local Government Finance, the Illinois Department of Revenue, the Florida Department of Revenue, the Tennessee Comptroller of the Treasury, the Arizona Department of Revenue, the North Carolina Department of Revenue, the Wisconsin Department of Revenue, the Michigan Department of Treasury, the Iowa Department of Revenue and Iowa Department of Management, the Minnesota Department of Revenue, the California State Board of Equalization, individual county appraisal and assessor offices, and the US Census Bureau — and is believed to be accurate as of the "revised" date shown on each page. Rates change annually (and sometimes mid-year) through local budget adoptions, legislative action, and voter-approved measures. Rates displayed reflect the primary tax district of the county seat; rates in other cities, school districts, Municipal Utility Districts (MUDs), Emergency Services Districts (ESDs), Mello-Roos Community Facilities Districts (CFDs), and special taxing units within the same county may be meaningfully higher or lower. Census population figures are from the 2020 Decennial Census and are rounded to the nearest 100.
How to use these estimates. The calculator produces a rough estimate based on the county seat's combined rate, statutory deductions and exemptions available statewide, and the value you enter. Your actual bill depends on your specific parcel's assessed or appraised value, the exact taxing entities covering your address, any local-option exemptions you qualify for, any assessment caps or circuit-breaker protections (e.g., Florida's Save Our Homes, Arizona's Prop 117 LPV cap, Indiana's 1% circuit breaker, North Carolina's Elderly/Disabled Exclusion, Wisconsin's Lottery & Gaming Credit, Michigan's Proposal A 5%/IRM cap, Iowa's residential rollback, Minnesota's Homestead Market Value Exclusion, California's Proposition 13 acquisition-value system and 2% annual cap), and any appeal or protest outcomes. For an authoritative figure, consult your county appraisal district (Texas), county assessor (Indiana, Illinois, Tennessee, Arizona, North Carolina, Iowa, Minnesota, California), county property appraiser (Florida), or municipal/township assessor (Wisconsin and Michigan — assessments are set at the city/village/township level rather than the county level; some Iowa and Minnesota cities also have city-level assessors). The contact information for the primary authority in each county is listed at the top of that county's page.
No legal or tax advice; no warranty. Nothing on this site constitutes legal, tax, financial, investment, or real estate advice. The Property Tax Almanac, its authors, and its publisher make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, suitability, or availability of the content on this site. Any reliance you place on the information is strictly at your own risk. We are not liable for any loss or damage — including without limitation, indirect or consequential loss or damage — arising from the use of this site or from decisions made based on its content.
Found an error? Property tax rules are complex and change often. If you spot an inaccuracy, please contact us — corrections help every reader who comes after you.
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