State-to-state relocation delta

How this works

This calculator uses each state's median effective property tax rate (median property tax paid divided by median home value) to estimate what you'd pay on the same home value in each state. It's a ballpark comparison — useful for narrowing a list of candidate states or running back-of-envelope relocation math, not a precise quote.

Actual rates vary dramatically within each state. California's state median is around 0.74%, but rural high-demand counties run higher and Mello-Roos districts add 1–2%. Texas's median is around 1.80%, but Harris County (Houston) and Travis County (Austin) run meaningfully higher; rural East Texas runs lower. New Jersey's median is 2.21% — but towns within the state range from under 1.5% to over 3.0%.

Once you've narrowed a state, look up the specific county and city — and if possible the school district — to refine the estimate. County assessor websites are the authoritative source.

What this calculator captures (and doesn't)

Captured: the headline difference in property tax paid on a same-priced home, using each state's median effective rate.

Not captured:

• Within-state variation (county, city, school district, special districts)
• Exemptions you might qualify for in the destination state (homestead, senior, veteran)
• Caps that apply only to long-term holders (CA Prop 13, FL Save Our Homes)
• State income tax differences (a state with no income tax often makes up for it via property or sales tax)
• Sales tax, vehicle tax, estate/inheritance tax
• Cost of living, housing supply, weather, jobs — the usual non-tax variables

For a fuller picture, pair this calculator with our retirement state ranking and consider the full state-tax picture (income + sales + property) from a CPA or relocation specialist.

When the delta really matters

A $5,000/year property tax delta sounds modest, but compounded over a 30-year hold at 3% growth, it's roughly $230,000 in cumulative tax. Over a typical retirement (20-year hold), it's ~$135,000. These are real, durable shifts in net worth — often the largest financial impact of a relocation decision after housing-cost differences themselves.

Common relocation comparisons

Approximate annual delta on a $500K home, using state median effective rates. For your specific city/county, run the actual number above.

• California → Texas: ~$5,300 more per year in TX (offset partly by no state income tax)
• California → Florida: ~$750 more per year in FL (no state income tax, similar property tax)
• New York → Florida: ~$4,150 less per year in FL (lower property tax, no state income tax)
• New Jersey → North Carolina: ~$8,250 less per year in NC
• Illinois → Tennessee: ~$7,600 less per year in TN (no state income tax)
• Connecticut → Florida: ~$5,700 less per year in FL
• New Hampshire → Florida: ~$5,200 less per year in FL (NH has no income tax but high property tax)
• Texas → Tennessee: ~$5,400 less per year in TN

States with no income tax (TX, FL, TN, NV, WA, SD, WY, AK, NH on most income) often have higher property or sales taxes. The total tax burden is the right comparison, not any single tax in isolation.

Common mistakes

• Comparing on state median alone. County-level variation is huge. A Texas median of 1.80% obscures that Travis County is 1.97% and rural counties can be 1.40%. Always drill down before signing a contract.
• Ignoring no-income-tax tradeoffs. Texas has no state income tax — but property tax is among the highest in the country. Florida has no state income tax — but property tax is middle-of-pack. Don't assume "no income tax" equals "low total tax."
• Forgetting special districts. Mello-Roos in California, CDDs in Florida, MUDs in Texas, and PIDs in many states add 0.5–2.0% on top of the headline rate. Check before assuming the median rate applies to your target neighborhood.
• Underestimating the long-term compound. A $4,000/year delta is ~$160,000 over 30 years before growth, and well over $200,000 with growth. Run the cumulative math, not just year 1.
• Not factoring exemptions. Texas's $100,000 homestead exemption on school taxes can save $1,000+/year for the right buyer. Florida's stacked exemptions and Save Our Homes cap have similar effects. The "median rate" assumes nothing about exemptions.

Frequently asked questions

What states are best for property tax?

By effective rate alone (low to high): Hawaii, Alabama, Colorado, Louisiana, Wyoming, South Carolina, West Virginia, Nevada, Arkansas, and Delaware. But this list ignores state income, sales, and other taxes. See our retirement state ranking for the property-tax angle, and broaden the analysis with a CPA for total tax burden.

What states have the highest property tax?

New Jersey leads the nation by effective rate, followed by Illinois, New Hampshire, Vermont, Connecticut, Texas, Nebraska, Wisconsin, Ohio, and New York. Each has its own structural reasons (school funding models, light or no state income tax, municipal independence) — but the bills are real.

Are there states with no property tax?

No state in the US has zero property tax — every state and DC levies it on real estate. The lowest is Hawaii at around 0.27% effective rate. Some specific properties (religious, certain veterans' homes, extreme low-income exemptions) can effectively pay zero, but the tax itself exists everywhere.

Will I get the same exemptions if I relocate?

Each state has its own exemption rules. You'll need to apply fresh in your new state. Most homestead exemptions transfer in effect — you stop claiming on the old home and start on the new — but the dollar amounts and rules differ widely. Texas's generous homestead, Florida's stacked plus Save Our Homes, and California's modest $7,000 are very different programs.

Does moving reset Prop 13 / Save Our Homes protections?

Yes for most homeowners. California Prop 13 protections die with the property — buying a new California home means assessing at current market value. Florida's "portability" provision partially transfers Save Our Homes savings to a new Florida homestead within 3 years; California has a similar but more limited provision (Prop 19) for seniors moving in-state.

How accurate is "state median" for my specific home?

Treat it as a ±50% accurate planning estimate. For high-value or high-cost homes, county and city specifics swing the number meaningfully. Always pull the actual mill rate from the destination county's assessor or treasurer's website before making a relocation decision.

Should I factor in selling costs and reset of mortgage interest?

For a fuller relocation analysis: yes. Selling and rebuying typically costs 7–10% of home value (commissions, transfer taxes, closing costs), plus a fresh mortgage at current rates. The property tax delta is one input — significant for long horizons, often dwarfed by transaction costs for short horizons.

When does it actually pay to move for property tax alone?

Almost never as the sole reason. The delta needs to be large ($4,000+/year), the holding period long (10+ years), and the transaction costs absorbed. But as one factor among many — job change, retirement, climate, family — a $5,000+/year property tax savings is meaningful and worth tracking explicitly.