When you get a mortgage, there’s more to your monthly payment than just the loan itself. A chunk of it likely covers property taxes, too. Here’s how it works: Most lenders set up an escrow account where part of your mortgage payment goes toward property taxes and homeowners insurance. This way, when your property tax bill rolls around, you’re not scrambling to come up with a big lump sum—it’s already been taken care of through your monthly payments.
Think of it as a “set-it-and-forget-it” kind of deal. You pay the mortgage, and the bank handles the rest—assuming you’re on an escrow plan, which most people are. If you aren’t on escrow, you’ll have to save up and pay those taxes yourself, usually once or twice a year, depending on your area.
Are property taxes tax deductible?
Good news: Yes, property taxes are usually tax deductible! You can deduct up to $10,000 a year in state and local taxes (including property taxes) on your federal income tax return. But, there’s a cap. It used to be unlimited, but the Tax Cuts and Jobs Act of 2017 slapped that $10K limit on deductions for state and local taxes (SALT). Keep that in mind if you live in a high-tax area because anything over $10,000 isn’t deductible.
How much do property taxes usually cost?
For a typical home in the U.S., property taxes usually cost anywhere between $150 to $1,000+ per month, depending on where you live and the value of the home. States with high tax rates like New Jersey or Connecticut will push the monthly amount higher, while states like Georgia or Alabama will offer some relief with lower costs.
To estimate your monthly property tax:
- Find your local property tax rate (it’s usually a percentage of your home’s assessed value).
- Multiply the home value by the tax rate to get the annual amount.
- Divide by 12 to get your monthly cost.
For example, a home valued at $300,000 in a state with a 1.5% property tax rate would cost about $375 per month in taxes ($4,500 annually).
States with high vs. low property taxes
Let’s talk about where property taxes are really going to hit you in the wallet. Below is an example of what property taxes could look like for a $400,000 home in three different states.
| State | Property Tax Rate | Annual Property Tax |
| Illinois | 2.18% | $8,720 |
| Texas | 1.8% | $7,200 |
| Washington | 0.92% | $3,680 |
As you can see, where you live matters a lot when it comes to property taxes. Illinois, for instance, has one of the highest rates in the country, while Washington offers some relief with much lower taxes. Texas falls somewhere in between but still leans on the higher side.
Are property taxes the same every year?
No. Property taxes can change year to year depending on your home’s assessed value and local tax rates. Most areas reassess properties periodically, which can cause taxes to rise or (rarely) fall. If your home’s value increases significantly, your property tax bill might go up, too. Local governments also adjust tax rates to meet budget needs, so even if your home value doesn’t change, you could still see a tax increase.
What happens if you don’t pay property taxes?
If you don’t pay your property taxes, it can lead to some serious consequences. Local governments can place a tax lien on your home, meaning they have a legal claim to your property until the taxes are paid. If you ignore it long enough, they could even foreclose on your home. If you’re struggling, reach out to your lender or local government to discuss payment options.
Can you lower your property taxes?
There are a few ways to potentially lower your property taxes:
- Appeal your assessment: If you think your home was overvalued, you can usually appeal the assessment with your local tax authority.
- Look for exemptions: Many states offer property tax exemptions for veterans, seniors, or first-time homebuyers. Check with your local tax office to see if you qualify for any.
- Research local programs: Some areas offer tax relief programs for homeowners who are facing financial hardship. It’s worth checking if your area has anything like this.
How do property taxes affect buying a home?
When you’re deciding on a home, don’t just look at the price tag—factor in the local property taxes as well. In some high-tax areas, property taxes can add a few hundred dollars a month to your costs. If you’re budgeting for a mortgage, make sure to account for property taxes to avoid any surprises.
Bottom line
Yes, your mortgage likely includes property taxes through escrow. And yes, they’re usually deductible—up to $10K. But where you live really matters when it comes to how much you’ll pay in property taxes. So, if you’re shopping for a home, it’s worth checking out the tax situation in your state!
If you’re ready to start your journey to homeownership, get pre approved with Tomo Mortgage today.